Roof rights in landmarked district
Hi, Quick question. We have the opportunity to obtain the roof rights in our brownstone building from the other tenants (in exchange for paying for the new roof), however, since we are in a landmarked historic district, is it worth proceeding? The alternative is to split the cost of having the roof replaced. Thanks.
Hi,
Quick question. We have the opportunity to obtain the roof rights in our brownstone building from the other tenants (in exchange for paying for the new roof), however, since we are in a landmarked historic district, is it worth proceeding? The alternative is to split the cost of having the roof replaced.
Thanks.
My bet is that it’s probably worth it. If the repair is going to cost $15k, then your cost is really just $10k because you’d be paying your share regardless. Of course, I’m speculating that you live in Park Slope or similar. Worst case, you can put some decking up, decorate it a bit, and use it to BBQ. Best case, you can build a small structure with a wet bar where it cant be viewed from the street. There might even be grants/low interest loans etc. if you build a green roof.
The only caveat is whether taking over roof rights means you are accepting liability for the roof in perpetuity. It’s one thing to pay $15k for roof rights; however, it’s another if the board will look to you when the roof needs repair in the future because you own it.
Nonetheless, it’s probably worth it as far as resale even if you dont do anything with it.
I agree with BHS, I think you have to determine those factors first and see if they are beneficial for you, the intended use you have for said space, if your thinking about a roof top deck, it would be wise to make it legal especially after obtaining exclusive rights, such rights and have something not to code/legal would only bring in trouble
If the space is large it can accommodate a nice rooftop deck built to code with many great features, don’t rush just yet I would suggest you find out first what you can do with the space in terms of design and then with that input decide if you find that its worth it for you to proceed.
Landmarks would only come into the equation if your plans for the roof were legal and visible from the street, because if the structure would not pass code you would not be filing, especially if it can’t be seen and why build something illegal if it can be easily seen from the street. Many/most roof decks in Brooklyn are not legal. I’m not sure it makes sense to pay a lot of money for “rights” to do something that is not to code/legal. Maybe a better way to think about it would be the price for “exclusive access” granted by your neighbor. Semantics, but a more precise way to think of the value.
Slick, replacing the roof was quoted at around 15k. Does that make it worthwhile? Just not sure how this stuff is usually figured out, esp. since it is a land marked area.
It just depends on how much the roof costs. Based on speculation, I’d say roof rights are worth less more than $20k and less than $100k.
“somewhat depreciated in a land marked area?” Couldn’t really speak much to that, but I can see the reasoning. At the very least, it will cost money to put together a proposal to Landmarks to demonstrate that the roof deck would not be visible. On the other end of the scale, convincing them of the appropriateness of something that is visible is much more involved and would mean a lot of time preparing presentation material and presenting it to the commissioners most likely a couple of times.
Hi Jim,
Thanks for the info. So I’m guessing the value is somewhat depreciated in a land marked area? Just trying to determine whether it is worth the extra $$$ to obtain exclusive rights. A roof deck is definitely something we are considering.
Thanks.
Depends on what you want to do with the roof. It’s pretty easy to put up a stair bulkhead and a roof deck or something else that’s not visible from the street.
The hard part comes when you want to do something more substantial. Depending on the context and other specific circumstances, it’s often possible to even do an addition as long as it respects the style of the building and the neighborhood.
We’ve recently gotten a few projects approved at the commission level, and would be happy to speak with you about possible strategies.
We’ve even been hired on recently to get something approved which had already been rejected when previously proposed by the client’s original architect. We were able to got the job approved, at staff level no less, saving the client a ton of time and money, just by presenting a stronger case with more information, in a more convincing format.
Jim Hill, RA, LEED AP
Urban Pioneering Architecture
(646) 309-7259