permits for kitchen/bath renovation?
I am at the beginning stages of renovating a kitchen and bath in my coop apartment and want to better understand when permits are needed, what documents are required to get the permit, and who actually gets the permits. In the bathroom we’ll be replacing all tile and installing all new fixtures but in the…
I am at the beginning stages of renovating a kitchen and bath in my coop apartment and want to better understand when permits are needed, what documents are required to get the permit, and who actually gets the permits.
In the bathroom we’ll be replacing all tile and installing all new fixtures but in the same locations — no plumbing is moving. In the kitchen, however, we’ll be moving the utilities (water/gas) and adding a washer/dryer hookup.
Obviously the first step is to get my board to approve it, so for the sake of this discussion let’s assume it’s approved.
Having read some other posts, I assume that because we are moving utilities and adding additional load on the building’s water system (via the washer/dryer) that a plumbing permit will need to be pulled. Who pulls this? My licensed GC, the licensed plumber? What paperwork is necessary for this permit? How long does getting a permit like this take?
What about for the bathroom? Am getting bids from licensed contractors now, but want to have a good sense for what’s necessary when evaluating…
Thanks in advance.
Following the rules and regulations provided by the DOB is always the better route. Licensed professionals are required for all paperwork going through the DOB. If you need a licensed person to do the drawings and have them approved along with the issuance of permits, I can help you out with that as I do with all my clients.
Give me a call or send me an email.
Maurice
MVJ@tmo.blackberry.net
Tissony Building Consultants
718-844-1054
Generally, the Department of Buildings (DOB) requires that a licensed professional — either an architect or an engineer — produce drawings for filing and approval. Once the DOB grants approval, a licensed GC can obtain a permit in his or her name but a licensed GC cannot submit filing drawings for approval. A co-op or condo can establish any rules for what type of drawings it wants to review, whether from a licensed professional or not, but approvals and permit can only be obtained as mentioned above. A licensed plumber or electrician can also file appropriate paperwork for specific items like moving a gas line, for which a permit is required.
Thanks Bkln Architect. Here’s the situation: a friend of mine is a junior architect (? – not licensed but he has his masters in arch) and we hired him to design the space. He’s creating all the drawings, but he isn’t exactly clear on the rules for permitting as his usual work is in larger commercial construction. His impression is that we don’t need a licensed architect to file permitting paperwork, that a licensed GC can do it?
The managing agent for the coop requires us to submit plans (but not from a licensed architect), agreement between GC and owner, schedule, copies of permits “as required” (not delineated), insurance, and damage deposit.
An architect can tell you!
A couple of things. If your board approves your renovation, it will be based on plans submitted to the board and reviewed by them (in practice, reviewed by an outside reviewing architect or engineer). Someone has to draw these plans and delineate the scope of work.
Many times the building review will stipulate a number of conditions for approval, one of them being a work permit.
Technically moving the gas or adding dryer ventilation is enough to trigger a filing. Again, your board would probably require it; an architect working for you would point this out. I have also worked on jobs which in my opinion did not require a filing, but the board (relying on the opinion of the outside reviewer) simply made a requirement.
You will also be responsible for the costs associated with the board review. Much of the information you need specific to your board is spelled out in their “Alterations Agreement” — request a copy from your managing agent, if you haven’t already.
The paperwork for a permit is prepared with information from you and your board (name of the co-op, its signing officer) by an architect, usually with the aid of an expediter. In your case the permit paperwork would consist of the typical plan/work application, drawings, asbestos testing results and a number of “statements of responsibility” for inspections. You would then be getting at least two permits — one for general construction, and one for plumbing. Either the GC/plumber can pull these (via their expediter), or the architect’s expediter can assist.
–an architect in Brooklyn