Are we all, brownstone owners, really in a big danger?

hey all I own this small two family in brooklyn. I bought it a few years ago.. It is over 100 years old with no CO online.. Anyhow, I wanted to get some work done and contacted an architect for the permits.. He said that he needs to make plans and that the house must match those plans. When I spoke with the GC he says that “the city has plans for all houses and if a fire starts, and someone gets injured, and they see that the house is not per those plans – then the owner will be in deep waters”…. This scared me because how do I know what is in my walls? or if a wall is legal or not??? 85% of Brooklyn houses are around 100 years old and had their fair share of owners. If some owner, 50 years ago, closed a gas pipe somewhere in a wall without a permit, for example, and tomorrow there is a fire and they said – “this pipe was not supposed to be in this wall”… then how is this the current owner’s fault? Unless you buy one of this 100 year old houses and tear it down to the studs – you won’t know what is going on… The same goes to anything really. What if there are two bathrooms on the same floor…? how can you know if it was like this 100 years ago? I really think the GC is off his rockers but it did scare me to think that I, or anyone, who owns these 100 yr houses can be in such great danger over things he has zero knowledge over. Any thoughts?

johnnybgood

in About Brooklyn 10 years and 6 months ago

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argylerd | 10 years and 6 months ago

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Re: redisdent 2 post: You would certainly smell the leaking gas before there’s enough leaking to move the meter. The fire Department has plans of newer large buildings, not houses. Firemen and firewomen know the general layout of common types of houses in their areas.It’s the chopped up illegal rooming houses that are the most dangerous for them and the residents.

resident2 | 10 years and 6 months ago

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The issues that you hear on the news every once in a while of where people were killed in fires and the Landlord is carted off to jail are where they created lots of illegal box rooms “cells” often with no windows etc to rent out to mostly illegal immigrants that have no choice (except go home, perhaps). As for gas lines for old gas lighting etc, most of those lines have been cut off from the new service lines already, but if you are concerned, just turn off or disconnect all your gas appliances and see if the meter moves. The longer you can disconnect all your appliances for the better because then even a tiny leak will show on the meter. The Fire Department does not have plans of every building, it is something they are doing as new plans are filed, but they do not have the budget to get plans for every building in NYC. The buildings department looses most of the old files anyway! It does seem to me that there are a lot a scare mongers trying to drum up business for themselves; mostly contractors that do not have enough work, so they create jobs and a huge mess because good contractors do not need to get work this way.

slopefarm | 10 years and 6 months ago

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It sounds to me that the original question is that the GC spooked the OP that he could be liable for fire-related injuries based on faulty unpermitted work by prior owners behind the walls. I’ve never heard of a brownstone owner being found negligent and liable for injury due to fire on grounds that the negligence was in failing to gut-renovate the brownstone to bring it up to date on code and make absolutely sure there was no latent unpermitted work by prior owners. Keep a fire extinguisher under the kitchen sink, have smoke alarms and don’t fall asleep while smoking a cigarette and odds are you will be fine.

no-permits | 10 years and 6 months ago

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it sounds like you completely misunderstood. as others said, if you file plans, the current work must match it, you’re not getting a sign off. previous work does not necessarily mater.

cate | 10 years and 6 months ago

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You need not concern yourself with house plans for 100 years ago. If you are having new, permitted work done, the architect must draw up plans for the work, have the plans approved approved, then the GC does the work according to the plan, then inspectors make sure the work matches what is on the plan, and the job is signed off on.

zag0r | 10 years and 6 months ago

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What’s with all the oblique questions lately?? Department of Buildings only has plans for any work that has been filed. If the plans are approved they will give a permit. If the work that is done corresponds to the approved plans then there’s nothing to worry about. On the other hand, if the work is not to code, not approved, not signed-off or not filed, then you may or may not get into various forms of trouble. Yes a naive buyer could inherit the sins of previous owners and don’t think that your broker will warn you. Let your architect to their job. The only real danger is called eminent domain but that’s a different matter.

Arkady | 10 years and 6 months ago

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I seriously doubt that firemen take the time to look up building plans when an alarm is turned in.

johnnybgood | 10 years and 6 months ago

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Match what Jack? So the architect just draws the existing outline? this is where I lose how it works. You wrote match what is built…. based on what??? no original plans exist and no way that this house after 100 years and 25+ owners didn’t get changed along the way… And this is for nearly ALL 100yr+ houses in NYC.

BobMarvin | 10 years and 6 months ago

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Yes, of course Jack, but that wasn’t the O.P.’s question. There’s actually a rather good chance that the City lost the original plans from 100+ years ago.

jockdeboeraia | 10 years and 6 months ago

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yes, the plans filed would need to match what is built. that is what the final inspection is all about. These plans do go to FDNY.

BobMarvin | 10 years and 6 months ago

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“I really think the GC is off his rockers” Bingo! I wouldn’t loose any sleep over it if I were you.