Do I Need an Architect?
I recently bought a condo. In the original floorplan, the condo is a two bedroom. The former owners took the dividing wall down and now its a one bedroom. We would like to put the wall back to its original spot. Condo board says that this will require a building permit. Problem is that we…
I recently bought a condo. In the original floorplan, the condo is a two bedroom. The former owners took the dividing wall down and now its a one bedroom. We would like to put the wall back to its original spot. Condo board says that this will require a building permit. Problem is that we are on a limited budget and don’t want to spend lots of money on architects, etc. I am not even sure whether the taking down of the wall by the previous owners was done with a proper permit. In essense I have floor plans for what I want done (since it’s just the old floor plans). I don’t have the floor plans for what’s currently the situation (but they are easy to produce – just delete a wall). What I need is some advice on how to do this on the cheap…
Oh pooh – don’t listen to these ninnies. It’s a one day job. Find a carpenter here and have him build the wall. It literally is a nothing project – should cost you no more than $1000. SO crazy to even CONSIDER filing with the DOB for this.
It is reasonable for the condo board to require building permits – if anything goes wrong, if someone complains, or you are caught doing work without a permit, that can affect the whole building. It can mean fines for the condo, and it can also mean that no new permits can be pulled until your violations are straightened out. It would also just plain suck if you got a violation for correcting work that was done illegally in the first place.
But given the level of work involved, you may be better off hiring a code consultant (expediter). Most code consultants work with architects who can do the plans that the consultant files. The code consultant can also tell you if you truly need a permit for this work, if there is any potential for problems filing to correct something that was done illegally in the past, etc.
Despite the fact that you’re only removing a wall, you’ll need a set of drawings that shows plot plan, key plan, zoning district, construction classification, work description. a demolition plan, a proposed plan, a wall type, and a verification that you’re not messing with fire egress or other life safety issues…i can’t see even a cheapo architect (or engineer since one could do the filing too) charging less than $1500. maybe you should post something on craigslist…or contact expeditors since they may know a cheapo architect…but then you’re on the hook for the expeditor fee, at least $1000. plus you need an acp-5 report…@500. don’t see you doing the whole filing side of this for less than 3k.
If you are simply replacing a partition wall that was already there, and if that now-missing wall appears on the original stamped plans filed with the DOB, then I think it is ridiculous for your board to ask you to hire an architect to “resubmit” this work.
It would be reasonable for the Board to require that you use licensed contractors, but I don’t see the need for the architect unless the wall doesn’t appear on the original plans.
eman1234, tell me where to send the check and what your fee is for making my day
I am confused – the partition was taken down illegally and you need an architect to restore it to its original place?
you are fucked…no architect will risk his license by certifying plans for a few hundred bucks…in addition you are looking at thousands for licensed and insured contractors..if you get away for less than 5 grand, you are lucky…
I would start by asking the management company, if you have one. Then look in The Cooperator, the condo and co-op newsletter. They have lots of ads and an online resource.
I would expect, however, to pay a few thousand dollars. The city needs certified plans.
OK, so does anyone know an architect who would be willing to do this for a reasonable price (like hundreds as opposed to thousands of dollars)?