Renovation Dilemma
I’m a first time homeowner; we just bought a wood frame house in a residential neighborhood in Brooklyn. I need to renovate a full bath, convert a half bath to a full, renovate the kitchen, install a new furnace, add an interior wall, upgrade electrical. The house in general is in good shape and the…
I’m a first time homeowner; we just bought a wood frame house in a residential neighborhood in Brooklyn. I need to renovate a full bath, convert a half bath to a full, renovate the kitchen, install a new furnace, add an interior wall, upgrade electrical. The house in general is in good shape and the exterior is fine. I have an architect and a contractor, both of whom eye each other like vagrant cats in an alley. I really believe that my best path lies in the middle of the two, and though I have considered going alone with the contractor, I do believe the architect has a real value to the project.
The architect wants to stay by the book, get all the permits, move in after doing all the jobs. The contractor – who is licensed, insured, and knows what he’s doing – is more laid back. He says move in, start, set the permit in motion for the kitchen, but get going on the rest in the meantime. His route saves us money, but puts us at risk. I think he’s overall more realistic about my budget.
However, I’ve never renovated before so I’m not sure how to assess the risk vs. the cost of renting while renovating. I have friends that have gone both routes in the boom, but now that things are slowing down, someone warned me that the DOB has more time on its hands to issue violations. I would like to go with the contractor’s gut, but I don’t want to end up a cautionary tale. Any advice?
I highly recommend doing the electrical upgrade ( plastering the holes as you go) and refinishing the floors before you move in. Electrical should take about three weeks, floors one or two. You also must have access to a toilet and bath/shower with hot water if you are going to be living there. Otherwise you can live there while the rest of the stuff is done, but it’s not going to be pleasant.
Basically, the architect is right. And you must file.
Go by the book. Be prepared, the calls will come no matter what you do. It’s not about you, it’s about some of your neighbor’s miserable little lives that seems to want company in thier misery. Be prepared, the calls will come no matter what you do. DOB needs to eliminate anonymous complaints. Complaints deemed outright false, continous, and nuisance should then go back to the person filing and minimally fine them for wasting everyone’s time and money.
Having been in that situation, I chose the contractor’s side when it became clear the architect was not interested in budget considerations. I think we lost out by not having an architect to supervise. At the time, we got stuck between the contractor and the architect. In hindsight, we should have hired another architect, with more knowledge and experience. A certain amount of friction can be positive, and a good architect will be your advocate and your buffer when issues arise during construction (and they will!)
I live in the Slope and my neighbors never said a word about construction. In fact I don’t know of a single instance of DOB being called in despite a lot of construction on my street.
As for living in the mess, I found it unpleasant, but given that things generally take longer than scheduled, the fiscal side of the equation won out.
Not going to comment on the permit issues.
As far as living there during reno, I was lucky to have a vacant garden level apartment while I was redoing my two bathrooms, so that helped. That said, I still slept in the top floor bedroom while I was having two rooms demolished and a large bathroom installed. I was lucky in tht my (very conscientious) contractor had an extra guy on site every single day to keep things clean. So it’s definitely doable.
You just need to phase the construction properly. DOB needs to know how you intend to do that. Of course this is being said without knowing much about the project. Being an architect, I say follow the architect’s advice. He is your advocate afterall. There is no need to be at odds with the contractor, but maybe this guy got him spooked by what he is saying to do and how he is going to go about doing it. It does not take that much time to get a permit. You could file for the first phase, then amend the drawings for the rest of the project. Lead and asbestos removal is not any something you should try and live through. The dust is demo is going to get everywhere. No mater what is done to minimize it.
Jock deBoer, AIA
deBoer Architects
If you’re just upgrading w/o much demolition, I don’t see any reason you shouldn’t be living there…check out the reno blogs on this site for example. I lived in my house thru all its renos, living on one floor while the other was fixed etc. Sounds like you and your architect are not in synch, a bad thing.
The dangers of lead dust are greatly exaggerated. Easy to control.
If you are getting a permit, and post it, you’d have to have pretty nasty neighbors if they complain.
agree with pig3.
The changes you mentioned can be filed by the trades who will do the work. If drawings are required for the half to full bath, most plumbers have architectural service providers. In other words, you do not need the architect – and can still file.
You should find out what is currently on file for your house with the DOB. Go yourself and pull the file.
Is the house a multi family?
What is the real value of this architect to your project?
First thing to ask yourself is what nabe, since you didn’t mention it. Because the less established nabes, like bed stuy and crown heights are happier to let everyone do their own thing since you are improving the block. Other nabes like Parl slope and brooklyn heights people will call 311 is they see you carrying a paint can.
If you’re in the South Slope/ greenwood, land of the frame house, people also will cut you some slack.
But having said that, all it takes is one asshole to drop a dime, and then you get a SWO and a lot of extra scrutiny.
Of course, you don’t need a whole Alt2 permit for everything. You can change the boiler, for example, and have the plumber pull that permit. Your arch could advise what work can be done will waiting for the main permit.
I’ve lived thru a major reno as have a lot of other ‘stoners. Dust is probably the worst part. I had two functioning kitchens in the house so it was easy to work around.
But you’ll have to figure that out for yourself and decide what your tolerance is. One advantage is that you’re there all the time seeing the results of the work.