Gap Between Buildings
We are very close to buying a house (former carriage house) in Carroll Gardens, but after meeting w/ the inspector, of course we are totally spooked! Major problems include shoddy, DIY plumbing and boiler, but here’s my question: there is about a 2″ gap between our potential home and a new condo built next door….
We are very close to buying a house (former carriage house) in Carroll Gardens, but after meeting w/ the inspector, of course we are totally spooked! Major problems include shoddy, DIY plumbing and boiler, but here’s my question: there is about a 2″ gap between our potential home and a new condo built next door. The gap has rendered a bathroom window useless, therefore needing a vent, and it’s not a big enough space to ever get in to do repairs–is this too serious to overlook? Should we run, or assume that problems will be able to be dealt with another way?
Brooklander: Can you recommend a plumber for this type of written estimate? That’s exactly what we’re looking for.
Thanks everyone for the advice! Quite useful.
DIBS – sorry, I didn’t see your post until just now. I believe the code would probably allow it if the net opening size met the requirements (5% of floor area or 1.5 sq ft minimum).
“Major problems include shoddy, DIY plumbing and boiler, but …”
You have sufficient comments to address your main question; but there are other issues you raise–
A property that I own had DIY work on plumbing / specifically boilers. The furnace was not installed to code/inspected/etc. I suspected there may be a problem when I looked at parts of the system which didn’t appear ‘true’. (hanging on odd angles, etc.)
I called a plumber to assure that the heat would be ok, and was informed that the ‘headers’ needed to be replaced, etc. There were other issues, as well, some requiring a permit, some not. At least I learned what it cost to bring it to code.
** Do yourself a favor– consider having plumber(s) check your ‘baby’, and give you written estimate(s).**
As for the window/etc. You can choose to vent a fan elsewhere (up a chimney, for ex).
If you are serious about purchasing this building, invest a little bit of money up front. At least you will know what you are buying. It will either calm your nerves, enable you to renegotiate the price (if needed), or escrow the repair $/ have seller pay once repaired if so agreed.
Find out what you’re getting into–and don’t be afraid to do some work if you love the house… Best of luck!
I bought a brickstone with a new condo next door with a similar gap between us. I can’t comment on your bathroom venting issue, but I will mention that you should also make sure there is sufficient flashing on the roof and adequate drainage from the roof to make sure that you do not get water draining between the 2 buildings. The condo contractors did not provide adequate drainage and so I was getting water between the 2 bldgs, running down my interior walls and into my basement. Had to redo all the flashing bwtween the bldgs and add a larger, more appropriate drainage pipe on my back corner to drain the roof.
Seismic / earthquake regulations require a gap of 1″ between buildings up to 50 feet high and a gap of 2″ between 50 to 100 feet high.
Venting must be done to the yard and not to a lot line window
Personally, I find the poker night image most believable, and am reminded of the famous painting of “A Friend in Need.”
Minard,
building code in NY has a slight edge – to do more with keeping up paydays to Union Labor than with safety, logic and reason.
Action Jackson: did you notice any damage to your building from the shifting/settling of the condo construction? There are a few cracks in ours, and the inspector said, “I have no idea if that’s going to cause future problems” but I’m inclined to think that the shifting is done, and the building is basically settled. …
We had a new condo go up against us, same spacing, more like 6 inches. We had them encase the area, front/back/top in flashing to protect the air space (and our buildings) from the elements. So far, so good.
It “may” be possible (depending on code) to run a vent into the space and up to the roof, assuming the condo owners agree. Then have the space entombed.