Sprinkle Me Not
Am recovering from an incredibly depressing meeting with an expediter regarding my renovation. To recap–we are currently living in a four story brownstone occupying bottom three floors with renter on top floor. We want to flip the configuration putting renter on garden floor and occupying top three floors as a triplex. We have a lot…
Am recovering from an incredibly depressing meeting with an expediter regarding my renovation. To recap–we are currently living in a four story brownstone occupying bottom three floors with renter on top floor. We want to flip the configuration putting renter on garden floor and occupying top three floors as a triplex. We have a lot of intact detail on parlor floor. We are currently taxed as a 4 family and want to file a change of C of O to a 2. We have a fire escape at the back of the building. Our budget is tight but realistic. I did not, however, budget for sprinklers or think I would need to create a lot of holes to run these incredibly ugly things through my house, but apparently the code changed two years ago and is now necessary given the parameters of both building height and width of our street. The expediter is recommending we go for a waiver based on economic hardship (??) This sounds far-fetched to me but I am wondering if anyone has ever had success with this tactic? Or maybe I could just bake a cake for the inspector with $2,000 hidden in the center? Kidding!
pierre, right no kitchen, just a “wet bar”
I’m not an expert in these matters, but I took a look at Chapter 9 of the 2008 NYC construction code, which regulates fire protection systems, and Section 903.2 states that sprinkler systems “in new buildings and structures†shall be provided as described in the code. I think it really comes down to what “new†means. I couldn’t find a definition in the code, so it may be subject to interpretation. If you’re actually retaining a lot of the existing walls and ceilings, maybe you can argue that your house is not “new†and therefore exempt.
By the way, I think the powerpoint slides that edifice rex posted are technically incorrect. One of the slides suggests that 1- and 2- family attached and detached houses under 4 stories are exempt from the sprinkler requirement. However, what Section 903.2.7 of the code actually says is that an automatic sprinkler system is not required in (1) “detached one- and two-family dwellings†and (2) “multiple single-family dwellings (townhouses)†provided that “such structures are not more than three stories above grade plane in height and have separate means of egress.†I read this to mean that 1-family townhouses under 4 stories are exempt, but 2-family townhouses have to comply with the sprinkler requirement regardless of height (unless they’re not “newâ€). Maybe someone else can shed some light on this.
I’m not an expert in these matters, but I took a look at Chapter 9 of the 2008 NYC construction code, which regulates fire protection systems, and Section 903.2 states that sprinkler systems “in new buildings and structures†shall be provided as described in the code. I think it really comes down to what “new†means. I couldn’t find a definition in the code, so it may be subject to interpretation. If you’re actually retaining a lot of the existing walls and ceilings, maybe you can argue that your house is not “new†and therefore not subject to Chapter 9.
By the way, I think the powerpoint slides that edifice rex posted are technically incorrect. One of the slides suggests that 1- and 2- family attached and detached houses under 4 stories are exempt from the sprinkler requirement. However, what Section 903.2.7 of the code actually says is that an automatic sprinkler system is not required in (1) “detached one- and two-family dwellings†and (2) “multiple single-family dwellings (townhouses)†provided that “such structures are not more than three stories above grade plane in height and have separate means of egress.†I read this to mean that 1-family townhouses under 4 stories are exempt, but 2-family townhouses have to comply with the sprinkler requirement regardless of height (unless they’re not “newâ€). Maybe someone else can shed some light on this.
pierre, thanks. guess I’ll need to up the renov/construction budget on that shell. freaking DOB
M4L the new rules as my architect explained are for homes requiring full gut renovations i.e. new plumbing, moving walls, etc.
Minard you are so right about all the political pressure but not sure what you propose about guest suite can be done. Remember if you install a separate kitchen then it is essentially another unit….very hard but maybe the architects can weigh in….are you around Jack deBoer ?
Every time the Post runs a horrible story about a tragic fire in illegal dives in the Bronx or Brooklyn the political pressure ratchets up a notch. Instead of focusing on the fleatrap firetraps they sock it to the middle class who want to improve and renovate their homes.
What I would do is file to make it a one-family house and put in a “guest suite” or something like it -your expiditer will know the proper name. The city has a long history of turning honest people into liars. It is unfortunate.
Pierre, literally “any renovations”?? if so, that’s a huge huge change/difference as all fixer properties now will look less attractive aesthetically and financially.
Hmmm…decorative sprinklers.
***Bid half off peak comps***
What evidence shows that the expediter screwed up? The requirements of the DOB change whenever they want and there are many, many inherent variables. What was true last week may not be true this week and many are at the whim of your specific examiners interpretationsj, they are not consistent. According to this link, http://www.nyc.gov/html/dob/downloads/pdf/fire_protection_presentation.pdf less than 4 stories require should not require sprinklers but your results may vary….