Plans for Rennovation
Hi All, My wife and I recently purchase a duplex in Williamsburg, the bottom floor of which is 750 sq ft of essentially raw space, except for an existing half bath. We are looking to build interior walls to create two rooms (one of which is a bedroom and the second a den), build out…
Hi All,
My wife and I recently purchase a duplex in Williamsburg, the bottom floor of which is 750 sq ft of essentially raw space, except for an existing half bath. We are looking to build interior walls to create two rooms (one of which is a bedroom and the second a den), build out two new closets and make the existing half bath into a full bath.
My friend (a contractor) and I would like to most of the work outside of electrical and plumbing ourselves.
I do not want to roll the dice with permitting and plans (especially since we plan to re-sell and do not want any surprises) so I have the following questions:
(1) Do I need permits for this work?
(2) If so, I assume I need plans from a licensed architect/PE to get the proper permits. If I am going to essentially GC this myself and do most of the work with my friend, is there a good resource for someone who will be willing to draft plans and help with permitting but then leave the process there? What sort of cost can I expect for that sort of service given the project I described?
Thanks for the answers!
Hi – we are in a similar situation – did you ever find out if you can subdivide for a storage room or office?
Thanks
slopegirl – thank you that is very helpful.
Is there anything to be done here? This seems sort of silly. It is technically a cellar but there is a direct access to building’s main staircase, a door to the garden and windows throughout.
If there are no options with regard to a bedroom/full bath then can you subdivide for a different use of rooms, e.g. a den and office? Otherwise it seems we are stuck with a giant room.
you can still have windows in a cellar and a door outside. We did. very often the backyard level is lower than the height of the curb.
The presence of a half bath indicates it IS a cellar (full baths are not allowed in cellars.)
If it is a cellar, I believe DOB does not allow subdividing a cellar into smaller rooms. Same logic as why no full bathrooms–you are not supposed to live or sleep in a cellar in NYC.
“Cellar” is when more than half of the floor to ceiling height is below grade. “Basement” is when less than half is below grade.
If you involve the DOB, Basement habitable spaces are legal provided you comply with light and air requirements (hire an architect for this). Cellar spaces are not.
Does the CofO list a bedroom count? If it does, you may have to update your CofO to reflect the new bedroom which means the DOB can inspect the entire building and issue violations everywhere they see fit. If you live in a condo or coop building, the Board may reject your alteration outright because of this fear.
I should clarify that it is a cellar with a wall of windows out to a large backyard. There is egress outside and to to the main building staircase. The CO has the “cellar” floor already zoned as J-2/use group 2 so I don’t believe there are any problems there.
Thanks, Karhu. Will be in touch.
(1) I believe you do.
(2) I can do this for you. I am a licensed architect. You can contact me at generative.arch@gmail.com
If it were my house, I’d just do the work, but you are in a condo or coop so they have something to say about it.
“Raw space” leads me to believe it’s a cellar, below ground…so what jock says about that.
Yes, you need a permit to do this work.
As stated above, there are certain requirements that must be made to make the work legal. In my opinion, you should hire an expediter and architect initially. Try CODE for a decent Brooklyn expediter.
What do you mean by bottom floor? Cellar or Basement? A Bedroom and full bath in a Cellar is not allowed as of right, so would need a pre-con to see if DOB would allow it. To allow it you will need to provide the required light and ventilation. Hire an architect, save the engineers for engineering work. You can get approved by DOB to do the work, but if there is any structural work, it will be a hard sell and you will need to use licensed sub-contractors to do the plumbing and electrial work.