property violation verification

If it's a standard AIA contract, you are bound to arbitration and mediation by the State of New York. Of course you can try to sue, but the architect can get an indefinite "stay" to that court case by filing in the arbitration and mediation court. The lawsuit will have to await the pending arbitration, at which point it would be pointless to continue with the suit. No one really wins in arbitration. I would recommend you just be up front with your architect and see if he would split the cost with you. He already acknowledged an overdesign on his part.

However, I don't think your architect necessary something as woefully wrong as you're implying. You want to take up litigation because the guy was overly concerned for your or the public's safety and it cost you more money than it should have? If you are paying him hourly, just tell him to give you the hours he spent on that portion of the project and tell him you're not paying for that.

Posted by: spanishfish at August 13, 2009 8:32 PM in response to Claims Against an Architect

I misspoke. What I meant to say is that LPC should not object, since it is the rear facade (if it is not viewable from any street). You are correct that it is not the same as a CNE.

Posted by: spanishfish at June 26, 2009 2:30 PM in response to Enlarging a Backyard Window

simple answer is yes. both. Landmarks will likely give you a certificate of no effect because it is on the rear of the building, but you still need to file and obtain it.

http://www.nyc.gov/html/lpc/html/working_with/perform_work.shtml

here's the guide. check the windows section:
http://www.nyc.gov/html/lpc/downloads/pdf/pubs/workguide.pdf

The DoB is going to want to know how you'll structurally support the area above the new enlarged opening also, which is why you need to file with them also.

Posted by: spanishfish at June 26, 2009 2:15 AM in response to Enlarging a Backyard Window

www.sohbrstudio.com
Located in Jackson Heights

Posted by: spanishfish at June 20, 2009 9:05 PM in response to architect recommendations

No architect should charge you to come look at a property that you already own, it's part of the architect's marketing and new business development budget. If you don't own yet, they may want you to pay a small fee, in the event they are not chosen for the job, or you do not buy the house. I wouldn't expect it to be anymore than a few hours of their time, which would be less than $500.

However, you should try to select your architect based on personal recommendations if possible. Barring that, make sure you contact some of their references, if you use someone that was not directly recommended to you by a personal acquaintance. And see some of their work. You'll learn alot about their character by how they get along with their previous clients.

Posted by: spanishfish at June 19, 2009 9:34 PM in response to Rookie Renovater Seeks Architect

Before you go through that, was the project filed and approved with the building department? I mean, did you get a permit? If you have a permit and it's being built to the permit, how do you now know that it is not built per code? Or are you trying to do the work without a permit and your contractor told you it doesn't meet code?

Posted by: spanishfish at June 19, 2009 9:28 PM in response to Architect Failure to Perform ?

PS. MeeLing's new contact number is: 646.385.5096

Posted by: spanishfish at March 17, 2009 7:02 AM in response to Structural Engineer recommendations needed

I would suggest that you first have an independent survey completed, prior to hiring the architect, so you know what you are getting into. I've used Heimer Engineering before for surveys. They are very affordable (maybe $10 or $15K). and will even itemize and budget for your repairs. Then you can use this report as the basis to get proposals from architects.

If you want some architect recommendations after that is complete, please email me: spanishfish (at) gmail (dot) com

Posted by: spanishfish at February 7, 2009 7:54 PM in response to Landmark Architect?

Please post your info so we can contact you. Thanks.

Posted by: spanishfish at August 18, 2008 12:25 AM in response to contractor/architect for walk thru?

Just keep in mind that construction should last less than 2 years. It'll be hard while it's under construction, but if you plan to stay long term, that should be the least of your issues.

Posted by: spanishfish at July 29, 2008 11:24 PM in response to Living next door to a construction site

If you're an audio/videophile, you'll want a Consultant. A consultant does more than recommend where to put the wires. They recommend and specify high-end equipment, servers for your ipod music, sophisticated remote controls, wiring diagrams, home automation, lighting and shade controls, etc. The price is high because it's a very unique service and the equipment is very sophisticated. Some homeowners have multiple homes and there is the ability to link each homes server with automatic updates, etc.

If you're not an audiophile and don't care about all the stuff I mentioned above, then your architect can do a simple home network/data wiring diagram for your electrician to follow. I actually did this myself in my home. I ran all the speaker and CATV cable myself. We don't have sophisticated equipment though.

Posted by: spanishfish at May 24, 2008 10:30 AM in response to A/V Recommendation?

Powerwash. the brick looks like it's in good condition.

Don't ever paint brick. That's so tacky.

Posted by: spanishfish at May 24, 2008 8:52 AM in response to powerwash or paint??

Yes, it's an attorney you need. One familiar with filing an Attorney General Report.

If I were you, I'd go pretend like you're going to buy a new condo in Manhattan and see if you can get the Offering Plan. You may need to pay for it.

Posted by: spanishfish at May 24, 2008 8:41 AM in response to Filing a Condo Offering

You can order them digitally online also.

http://sanborn.umi.com/HelpFiles/about.html

Posted by: spanishfish at May 24, 2008 8:38 AM in response to Sanborn Map of Brooklyn

http://treesny.com/trees_pitguards.htm

For a list of approved TreePit Guards and names of installers.

Posted by: spanishfish at May 11, 2008 8:18 AM in response to Tree Pit

http://www.nyc.gov/html/dob/html/bis/bis.shtml

If you know the block and lot number of the property, you can find out some information here. There are other sites that have information as well, but require fees and may or may not be correct. Your best bet is to hire an expediter to do some leg work for you or hire an architect.

http://www.nyc.gov/html/dcp/html/zone/zonetext.shtml
With this site you can also find the properties zoning designation, which will also help with your research.

Posted by: spanishfish at April 13, 2008 11:01 AM in response to Empty space and air rights

We've used AMHAC before.
365 White Plains Road
Eastchester, NY 10709
www.amhac.com

Ask for Mark Berman
914-337-5555

Our contractor uses him all the time. They were reliable and the system works great.

We had a 30,000 btu unit and one fan coil. The system runs quiet and serves about 1,600 sq. ft. Cost was around $30,000 I believe.

Posted by: spanishfish at September 16, 2007 9:18 AM in response to finding an HVAC contractor

If the CO lists one thing and you want to do another, you have to change the CO with the DoB, which means you need plans signed and stamped by a licensed architect or engineer.

The person who currently owns the building is using it illegally as a three family and has not changed the CO. If you buy, you should have it as part of the conditions that they must supply you with an amended CO so you don't have to go through the hassle (not that it is an enormous migraine to do so, but it's a headache nonetheless).

BTW, this also means that the real estate broker is listing the property incorrectly. It may be currently used as a 3 family, but it's not legally a 3 family unless the CO indicates it as such.

Posted by: spanishfish at September 7, 2007 9:03 PM in response to LNO and C of O's

Filing with the DOB does not "double" the cost of a project. That is ill advice. If you are moving ANY plumbing lines, you need to file the job with the DoB. It might be cost you an extra $2,000-$5,000 to file the job, but it is the right thing to do.

Having said that, since this is a private house and the work you are doing is minimal, I would bet that no one would be the wiser if you ended up not filing it.

And finally, the contractor will not be the one doing the plumbing, so you should just hire the guy you feel more comfortable with and then talk to his plumber when it's time for the plumber to do the work. An architect is just going to be guessing at this in the same way the contractor is.

Posted by: spanishfish at September 3, 2007 10:34 PM in response to Kitchen Reno

About $2.00 per sq. ft.

Posted by: spanishfish at September 2, 2007 4:49 PM in response to Cost to sand and poly wood floor?

This shouldn't even be a question. Of course, if they want to do work that requires an overall building upgrade, they should pay for it (at least temprarily).

What could be a very feasible alternative for them is what I had one client suggest to their board. Let's say for example they want to increase the power to their apartment, so they need to upgrade the line from Con Ed and it costs $20,000. An addendum could be added to the By-laws that states that every additional tenant who wishes to increase the size of their electrical panel (up to the next four individuals) must pay the tenant (who paid to upgrade the Con Ed line) $4,000 each. This way it makes their contribution only $4,000 and spreads it out to the next recent people who want to renovate. It makes complete sense and if the board is reasonable, I don't see why that should be an issue. You'll have to be very careful about the conditions, but someone should pay for the upgrade, and it shouldn't be all the people who will not be utilizing it.

By the way, if the board wants that condition, and they don't agree, just don't let them renovate and make sure someone is always watching their door for construction deliveries and debris. Fine them every day if they break the rules.

Posted by: spanishfish at August 28, 2007 9:58 PM in response to Legal responsibility to whole coop when one member renovates

Are you saying that what you are technically doing is moving a bathroom from one floor down to another floor, but not actually adding any plumbing fixtures "in total"? If that is the case, it's kind of a difficult one to answer. If you are adding any number of fixtures (a sink, a toilet, a tub, a shower) it needs to be filed.

Posted by: spanishfish at August 22, 2007 12:08 AM in response to Filing to build a new bathroom?

Are you sure your architect is licensed? He/she should know that you definitely need to file this.

Posted by: spanishfish at August 21, 2007 6:06 PM in response to Filing to build a new bathroom?

you'll need to remove all the plaster and replace with greenboard. It'll never go smoothly unless you do that. I tried that and failed and now our bathroom looks "so so" instead of "great". It was also a nightmare for our contractor.

PS, mortar and grout don't remove with "glue remover" :)

Posted by: spanishfish at August 20, 2007 7:41 AM in response to Replacing Bathroom Tiles...Help!

David Gu
917 833 8693

He's in Elmhurst. Should cost you about $150 to $200 if you have the fan and it's already wired to an outlet with a switch.

You'll need an electrician if that is not the case.

Posted by: spanishfish at August 20, 2007 7:39 AM in response to Ceiling Fan Installation

You can usually tell by looking at the plans of the two apartments side by side. Your building maintenance guy should know by looking in the cellar also. not sure if a plumber is going to be able to help you out if he knows nothing about your building (so if you really want a plumber, ask your building super to recommend one). The only real way to tell is to punch a hole in the wall.

Posted by: spanishfish at August 20, 2007 7:37 AM in response to Joining two apartments

I would ask a contractor instead.

Posted by: spanishfish at August 16, 2007 7:53 PM in response to Architect / Engineer needed

You don't need Landmarks approval for rear windows, usually, unless you are in the new Sunnyside Gardens district. But you may need a Certificate of No Effect regardless. You'll have to check with LPC.

Posted by: spanishfish at August 15, 2007 6:08 PM in response to Landmark/Windows Advice Needed

We're currently doing a 4 bedroom (nearly a gut, in Manhattan) and it's costing just about $300k (with medium/high finishes, but nothing extraordinary). So that should be an adequate budget for you. Ours has only one bathroom being touched (2 others recently renovated for about $25k).

Posted by: spanishfish at August 12, 2007 7:26 PM in response to Renovation Estimate

FGR-

Can you recommend your contractor? That sounds like a great price. Any photos of past projects you could post?

Posted by: spanishfish at August 12, 2007 3:50 PM in response to teardown/rebuild vs "gut" renovation?

11:05, check out www.apartmenttherapy.com

People on that site are forced to register with real emails and required real contact info. They are all very civil and the website is also extremely helpful. And if a registered user abuses the system, the moderators block him/her's email address from being able to post.

Inherently, if no one can tell who you are, you'll say things you wouldn't normally say if someone knew your name and if you thought you might be banned from the site.

In any case, it appears this site is starting to get closer to that method, which I think is a good thing. It will weed people out.

Posted by: spanishfish at August 12, 2007 10:12 AM in response to Brownstoner 2.0 Coming At You Today

I think this site is much better. If you could dis-allow anonymous posts, it might get rid of the rants and raves, which would be a good thing. People will be much more careful of what they say if they are forced to register. Getting rid of all the illegal discussions and the useless banter will be worthwhile.

Posted by: spanishfish at August 11, 2007 9:25 PM in response to Brownstoner 2.0 Coming At You Today

I don't really understand why you would still be allowing anonymous posts. Can a website form be added to the profile?

Posted by: spanishfish at August 10, 2007 10:32 PM in response to Brownstoner 2.0 Coming At You Today

"Scary" is relative. If you hire an architect, they can guide you through the process (which is relatively painless). I assume you are intending to replace the windows with historically correct windows in any case (regardless of the LPC issue). The only cumbersome issue is that LPC takes their time reviewing things, and no one can control that. If you do this without LPC approval, they may (however unlikely) fine you.

Posted by: spanishfish at August 10, 2007 10:22 PM in response to Windowns in Landmark Building?

Can you tell me more about your building, is it brick, brownstone, limestone, etc. and size.
ra@andradearchitecture.com

Posted by: lucara926 at March 25, 2009 1:36 PM in response to Landmark Architect?

Tim Keller, 631-899-3505. Experience in NYC and Hamptons, reasonably priced. I was a sub on one of his jobs.

Posted by: Springs at June 21, 2009 1:52 AM in response to architect recommendations

We are a design / build firm and happy to work in Queens. Please feel free to call me at 347-236-0142.

Tricia Martin, Partner
tmartin@wedesign-nyc.com

Posted by: triciaely at June 22, 2009 9:11 AM in response to architect recommendations

I forgot to mention that we did this exact renovation on our own house four years ago and are very familiar with the process (design and construction).

Thanks,
Tricia

Posted by: triciaely at June 22, 2009 9:13 AM in response to architect recommendations

I'm a LEED accredited architect with a lot of experience in row houses. My office is in Manhattan, and I live in Jackson Heights. I'm a partner with a contractor in a design-build firm, so with us you get a complete project from design to building department sign-off.

Jim Hill, RA, LEED AP

Urban Pioneering Architecture
(646) 309-7259
jim(at)urban-pioneering(dot)com
www(dot)urban-pioneering(dot)com

Posted by: JimHill at June 22, 2009 9:29 AM in response to architect recommendations

if you can't see it from the street, and you get along with your neighbors, don't file anywhere.

Posted by: sam at June 26, 2009 10:34 AM in response to Enlarging a Backyard Window

sam, I'm shocked, just shocked, to hear that you can make changes without filing!

Posted by: cmu at June 26, 2009 10:37 AM in response to Enlarging a Backyard Window

filing at the DOB in Brooklyn used to be fairly painless. You would slip the guy a fifty when he made his inspection and badda-bing, it was done. Now, it's a freakin nightmare.
Avoid, avoid, avoid.

Posted by: sam at June 26, 2009 10:53 AM in response to Enlarging a Backyard Window

In a landmarked district you must file all change to front and rear facades, the front "area"/yard as well as changes to the roof (e.g. if you install air-conditioning units for central air) before filing with the Dept of Buildings.

There is no "no effect" here. "No effect" would cover situations where you may be doing interior work only and there are to be no changes to the building exterior.

That's how it goes. You should be very careful when changing the dimensions of a window opening on these houses since the walls can be rather fragile. Cutting out the sill and lower brick for a door or taller window is fairly routine but widening an opening is more of an issue both for Landmarks and for your house structurally.

Thus spoke BGLady..

Posted by: BrooklynGreene at June 26, 2009 1:44 PM in response to Enlarging a Backyard Window

Hi Seth,

What you want to do is an easy process. We are a Manhattan-based firm with a lot of residential experience; we have strategic partnerships with contractors, engineers and DOB expeditors and we can give you a complete job from design to permits and construction.

I would love to walk thru your building and discuss things with you.

Thanks,

Anthony LaFazia, RA
Principal

LaFAZIA Architecture, PC
141 East 89th St
New York, NY 10128
212-831-4199

Posted by: alafazia at June 26, 2009 2:07 PM in response to Rookie Renovater Seeks Architect