How to Research
My husband and I are first-time house hunters considering buying a brownstone that will need renovation. Does anyone have suggestions for books/websites/general resources where I can learn what I need to know about the DOB, C of Os, and all other bureaucratic difficulties in one place? The Brownstoner forums are incredibly useful when I know…
My husband and I are first-time house hunters considering buying a brownstone that will need renovation. Does anyone have suggestions for books/websites/general resources where I can learn what I need to know about the DOB, C of Os, and all other bureaucratic difficulties in one place? The Brownstoner forums are incredibly useful when I know what questions to ask or search for, but I feel like I’m going at this from the wrong direction…
Keep in mind that if you are doing work that requires filing, and it sounds like you could be, then you’ll need a GC registered with the DOB to pull the permit. There have been a few discussions about this recently in the forum. Some contractors are willing to do this for a fee.
Hi, everyone, OP here. Thanks for the advice.
To go into some more detail, the property we’re looking at (so far as we know) only needs renovation on the parlor floor, but there it needs it in spades–new kitchen and half-bath, some partition walls demoed, stairs to garden, flooring, etc.
We were definitely planning on hiring an architect and getting all proper permits, though, since I work from home, we were considering hiring subs without using a GC, since I could theoretically be there to supervise (again, with the architect’s oversight), and I have never heard a good contractor story, in this city or any other. Any architect recommendations would be most welcome.
We’re trying to go into this with the mantra that it will be more work than we expect, and we’ve been trying to factor in 20% above and beyond our worst expectations. Luckily, we are not in danger of getting in over our heads financially, but I worry about going into this without a backbone of knowledge. Frankly, I don’t want to start ANY professional relationships in my current state of naivete. If there really isn’t a “Buying and Renovating a Brownstone for Dummies” then I suppose I should just keep reading things here, but if there is, I’d love for someone to point it out to me! Karhu, thanks very much for the website of the DOB.
Echoing many of the comments above: There are many excellent designers right here in the neighborhood who not only have worked on townhouses but live in them, have comprehensive experience with the common and not so common issues and have wound their way through many of the permitting, expediting and approvals challenges. Please reach out if you’d like some names.
DOB website and you can also attend homeowner’s night
For your reference:
http://www.nyc.gov/html/dob/html/homeowners_and_tenants/homeowners_tenants_main.shtml
Start with an finding an architect you connect with. They are probably in the best position to give you objective advice and strategies for approaching a renovation. A good architect is also a good psychologist who should be able to judge if you’ve got the mettle to live through a “phased” renovation, or whatever approach can be taken with respect to the condition of the property and your budget. They will also be a good resource for pairing you with contractors that will deliver the level of finish you’re expecting (and willing to pay for.) Also, be willing to pay for their time–you might be able to negotiate a “consulting” rate and/or get credit for what you pay in the search against fees once you have an actual project. You’ve got Jim, above, and I’d be happy to give you some suggestions, if you’d like.
You might try just calling an architect. There a quite a few of us here who would be happy to discuss the work over the phone and maybe even visit the house you’re considering.
Jim Hill, RA, LEED AP
Urban Pioneering Architeture
I would suggest doing yourself a favor and contacting and architect or real-deal contractor. Most will meet you up front free of charge and should be able to answer any question you have – I know I am happy to do so for potential clients. The response from “northofditmas” is correct in that if you go into something this serious based on advise gleaned from the internet, you will not know what to expect. Talk to a professional! A construction project anywhere, and especially in NYC is serious business with serious consequences regardless of size, scope, or budget.
The other MAJOR reason to talk to a professional is that every single property is different. While certain things are required at all properties, many things vary based on the specific property purchased. No website will be able to address this.
unless they are wealthy…as they well may be.
Let’s face it, if you want a handyman special because you are broke you won’t be able to afford doing it legit. Your lowest quote will require 110% of what you can afford. Once work starts things will go wrong, costs will double and you will go broke. The only way the math works is if you work with no permits and even then you are taking on the risk of being caught and fined. Before you end up filing for bankruptcy or divorce, make sure you are ready for this undertaking. Real Estate in NYC does not favor the underdog. Also, when you pick a house get a feel for the block and decide if the neighbors will welcome you or call 311 on you daily.