Garden Apt. Safety Hazards?
Hi – I’m considering making an offer on a newly constructed parlor and garden/basement level duplex in a 4 unit building. The bedrooms would be on the garden level and they would be on the other side of the wall from the boiler room, elevator machine room, electrical meters and gas meters for the entire…
Hi – I’m considering making an offer on a newly constructed parlor and garden/basement level duplex in a 4 unit building. The bedrooms would be on the garden level and they would be on the other side of the wall from the boiler room, elevator machine room, electrical meters and gas meters for the entire building. Is this typical for all garden level apartments and does it pose a safety hazard? Also should I be worried about flooding in the garden level? The floors are concrete.
The floor with the mechanicals is commonly called an English basement. Those houses with a true garden level have a cellar beneath that with the mechanicals. Under NYC code you may not live in an English basement — and living means a bedroom, a bathtub (although a stall shower is OK), and a range (although a hotplate, sink, and 1/2 size fridge are OK). So the sellers can’t call that space a bedroom — it has to be called a rec room or something like that. Once you’re in there, of course, how you use it is up to you.
We’ve found that there are often issues with dampness and mold in these lower level apartments, making it hard to paint, apply wallpaper, and keep that “damp” smell out of your place. I agree it’s ~unlikely~ you’ll experience any flooding, but I’d take another look at the apartment with your nose attuned to any possible dank smells.
Hannah Purdy
Walsh & Purdy Architects
I personally would never buy an apt. with a basement (<50% of cubic content below grade)space unless there is an excavated cellar level below. Since you indicate the mechanicals are on the same level I assume there is no cellar. It takes only one severe noreaster with heavy rain to overwhelm the City’s combined storm and sewer system. Net effect is a backup of water to the lowest level of a building. Such a flood will heavily damage the floor and personal effects. I have seen this in both old and newly constructed buildings here in Park Slope in the last 8 years at least twice! If you purchase, make sure you have flood insurance as this is specifically excluded from most homeowners policies! Good luck.
It sounds like you may be talking about a cellar not a basement. If the room is more than 50% below grade it is a cellar and cannot be used legally as bedroom space. Realtors in Brooklyn have completely mixed people up by substituting the words “garden level” for “basement”.
The basement in a townhouse is the level entered under the stoop. It is the base of the house. It is a livable level.
It is not a suburban “basement”. Oy!
Anyway, living in a cellar room built on grade, with no crawl space or sub-cellar beneath, is very unpleasant and even unhealthful. Unless the slab has radiant heat built into it, I would avoid it. Actually, I would try to avoid living underground as much as possible, there will be plenty of time for that later.
Our bedroom abuts the mechanical room on the garden floor of our building. The only time I ever hear anything is when the furnace kicks in in the winter. The furnace and boiler are in their own space with fireproof doors.
also duplexes that I have seen that sound like you are talking about – that level is ‘rec’ room not bedroom.
Is there full bath and closets?
But would also agree with others, would not be so concerned about safety or flooding, but if too close to elevator or other motor and not really insulated…noise and vibration issue potential.
Completely agree. Safety sure is same as in other units. But noise/vibration/weird buzzing noises would be something to be checked thoroughly. Probably OK, but worth double-triple checking.
I would be more worried about noise and vibration than flooding or safety. I think if it has a certificate of occupancy, the safety and flooding issues should have been considered. But then coulda woulda shoulda might apply.