Converting from 2 to 3 Family - Sprinker Systems and Handicap Access
We are in the beginning stages of converting a pre-1900 rowhouse from a two fam to a three fam. The house is currently set up as a two family with a basement. The basement ceiling height and relation to curb allows for a legal family conversion. At this time, we are talking to architects and…
We are in the beginning stages of converting a pre-1900 rowhouse from a two fam to a three fam. The house is currently set up as a two family with a basement. The basement ceiling height and relation to curb allows for a legal family conversion.
At this time, we are talking to architects and having some of them drop by the house for an estimate of cost. We are hearing mixed things from different architects – the most concering are the Fire code issues (Sprinkler System and Building Access (Handicap access to garden level unit).
1. Some architects are saying that the whole house will need to be updated to 2008 building codes. Sprinkler systems would need to be installed throughout the whole house. Others say that we can install sprinkler systems according to 1968 buildings code. In this case, sprinklers would need only be installed throughout hallways.
2. Some architects told us that the entrance to the basement level would need to be updated for handicap access. Right now, it’s a couple of steps down from the curb to the entrance. Other architects say it’s not necessary.
Why am I hearing all this discrepency? Has anyone dealth with this, in regards to the sprinkler systems and entrance situation?
It was a converted brownstone- 7 apartments. The LL had a duplex. Very large brownstone.
bxgrl, how many units was the building you lived in?
brooklynexpediter-What would give them an exemption from sprinklering the entire building? I used to live in a building where only the hallway had a sprinkler system. My apartment had only one entrance, and no fire escape. I think that’s dangerous and a disservice to tenants.
This in one of the most confusing situations at the DOB and it depends on multiple factors and applicability provisions.
In general the answer is that you must comply with accessibility and also with the fire code and therefore automatically you will need to sprinkler the entire building and also provide for first floor full accessibility.
However, you will be able to get exemptions from BOTH items most of the time.
There are some issues that will need to addressed and it depends how the job is filed as well.
Bxgrl,
If you’re following up on my post, the house has a sprinklered stair hall instead of a fire escape.
Any other experiences? The hall way sprinkler system seems to be the way to go. We’ve spoken with several architects and expediters and they say this will be a non-issue. It probably has something to do with how old your house is. If it was built in the 1960s, you might have a hard time getting away with it.
I am more worried about the handicap access. Right now, there’s like 12 steps leading up to the first floor of the (above the basement level). There’s also central roof access. There’s also a backyard exit. Has anyone converted recently and had to update their entrance for handicap access? This would totally compromise how the facade of the house looks. It’s such a shame.
Regarding handicapped accessibility: depending on the configuration of the front of your house and where exactly your property line is in regards to the stairs, you might be able to get an exemption from the “Mayor’s Office for People with Disabilities” which the DoB accepts. For example: if there is not enough room on YOUR PROPERTY to build a ramp, and a chair lift won’t work on the stoop, you can get an exemption.
A few years agio when I did this, the appropriate form on the DoB site was called “Local Law 58 of 1987 Accessibility Waiver Request”.
Please note, however, that this does not exempt you from making the apartment interior handicap adaptable. best of luck
I can’t believe they allowed you to use the 1938 code. Do you mean your tenants apartments now have no sprinklers or fire escapes?
Depending upon how the alteration is filed, you could get away with just sprinklering the hallway. We recently filed and got approved a conversion from a four-family to a three. We added sprinklers because were removing the fire escape. Because it was an old building, we were able to file under the 1938 code and limit the sprinklers to only the stair hall.
Something else to consider when doing this will be the stair configuration. Winders (angled steps) are not allowed for egress stairs (your main stairs) in 3-family and up, under anything but the 1938 code, but are very common in one and two-family houses. Because of this, filing under the 1938 code was the only way we were able to keep the existing stairs because they had winders at the top and bottom of each flight.