Sprinklers for 4 to 2 fam converstion?
We are planning to take a 4 fam brownstone and use it as a 2 fam. Both fams are the owners so it will be owner occupied, we are not removing any ktichen sinks, but the change of use probably still will require us to get a new CofO. The building currently has a fire…
We are planning to take a 4 fam brownstone and use it as a 2 fam. Both fams are the owners so it will be owner occupied, we are not removing any ktichen sinks, but the change of use probably still will require us to get a new CofO. The building currently has a fire escape. An architect recently told me we might be required to install sprinklers. Has anyone faced a similar situation? what kind of cost should we expect?
Javi,
As far as I know, there’s no place to look it up online. I’ve been looking for that for years. However, you can measure for yourself pretty easily, just watch out for cars. I’ve sometimes used google measuring tool to get an approximation, plus or minus 5 feet, but obviously that’s nothing to rely on.
The typical method is a survey from a land surveying engineer. That’s what you’d need to prove it to the DOB anyway.
You could even try calling up some of the surveyors in the area and just asking if they have that on record for your block. Most have done so many that they might have it on another survey on your block.
If you do find another way, let us know. It would be very useful.
As for the record of it as a one or two family, look for C of O’s or look in I-cards: http://bit.ly/gsVxGU.
We are converting a 5 apt. to 3 apt. and have been working with an engineer, John Guth at Guth-DeConzo Engineers 212-967-4306. Super helpful and knowledgeable. Also $ way less than other engineers we had rec’d quotes from.
Yep johnny pump = hydrant 🙂
Thank you all for the feedback, the code is definitely ambiguous enough to argue it does not apply. Does anyone know if there is a way to look up a street’s width (aside from going over there with a tape measure)? Would the DOB have record of the brownstone originally being a one or 2 fam?
thanx
As previously posted multiple times there is no clear answer to this and there really is no difference whether filed under 1938, 1968 or 2008 code.
2008 code does definitely not apply unless specifically elected so disregard that.
Fire code is tricky as under 503.8.2 will only apply if required under 102.3 exceptions and in this case no. 3 will apply in general but there ARE exceptions to that as well.
email me to brooklynexpediter@gmail.com
johnny pump = hydrant?
No difference whatsoever.
Does it make any difference that there is a johnny pump directly infront of the house?
Not so.
Unless the house was built under the 2008 code, you can file the work under the 1968 code. You have a fire escape and are only a two family. You will not be required to put in sprinklers. Check out this link to the fire code:
http://bit.ly/dyYjGN
go to chapter 5, item 6.: FC503.8.2
They list a checklist of items that trigger a requirement for sprinklers in an alteration of an existing building. If any of those items apply to you, and it sounds like they don’t, then you need sprinklers. Otherwise no.
Jim Hill, RA, LEED AP
Urban Pioneering Architecture
Building Code (section 902.2.7) says:
“…an automatic sprinkler system shall be installed throughout buildings with a main use or dominant occupancy of Group R
Exception: An automatic sprinkler system shall not be required in detached one and two family dwellings and multiple single family dwellings (townhouses), provided that such structures are not more than 3 stories above grade…”
So unless you’re 2 family is detached, and not more than 3 stories, you have the privilege of spending 10’s of thousands of dollars to install a brand spanking new sprinkler system.
Your next questions is probably “can’t we get DOB to waive this requirement”. The answer unfortunately is no.
2008 building code = common sense optional