Contact info for Architect David Johnson

Housepoor, i realize that. I used 20% because that is on line with what some contractors will mark certain things up.

I am not sure what a gc’s liability insurance costs. Aside from that. I am wondering if these contractors consider worker’s comp a payroll expense or an insurance expense. My mom worked for an re management/owner and i will ask her how they looked at that. There is no way out of some of this and the city does not care if hic’s like me have insurance but with gc’s they require it.

justinromeu26

in Architecture 2 years and 6 months ago

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nancyk | 9 years and 8 months ago

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This is from the website: “We solely provide licensed and pre-screened contractors who educate homeowners through the process of home improvement work.”

dindy | 9 years and 8 months ago

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Thank you both. Both my neighbor and I have larger lots than needed for our buildings, but this indeed sounds daunting.

sqhaexgkh | 9 years and 8 months ago

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The lease sounds like an interesting and viable option; a 99 year lease should cover you and the person you sell to.

dindy | 9 years and 8 months ago

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I was ‘dreaming’ of extending a lap pool. Thanks for your advice.

dazednconfused2 | 9 years and 8 months ago

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While it may be easier and cheaper to do the net lease agreement, I would question the ability to actually do anything to the leased property. If your comment about the lap pool was even partly serious, I don’t think you could build a structure (including a pool) which is wholly or in part on someone else’s property, even if you’re leasing it. The two properties would still be separate zoning and tax lots, and would therefore not be allowed to share a single structure. I would also question the cost and difficulty of doing what you proposed. A survey of the two properties might cost up to $1500 each. The DOB filing fee will be a thousand or so for each property affected. Architect fees wouldn’t be too bad if you’re not doing any actual work as part of this filing. The architect would need to document the existing conditions an prepare a zoning analysis for each property, but that’s not really all that much work. Apart from the financial/transactional costs related to the actual sale of the property, I don’t think there are many other costs. A number of years ago where we joined two lots to form one zoning lot, and there were no other entities involved. I wouldn’t expect this to be much different. If this is something you’re serious about, then I would start speaking with professionals who do this kind of thing, and start lining up some real numbers. You might also look into the laws behind adverse possession. There may be something there.

no-permits | 9 years and 8 months ago

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@jim, correct me if i’m wrong, but you’re forgetting the big stuff: subdivision, ZLDA, title insurance changes etc.. there’s a long list of expensive things.

sqhaexgkh | 9 years and 8 months ago

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For there to be adverse possession, the taking must be hostile, not agreed or even just allowed

dazednconfused2 | 9 years and 8 months ago

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I’ll fully admit I don’t know everything about this kind of transaction, but when we went through this, those issues did not come up. Maybe the circumstances were different enough that these weren’t necessary but would be in this case, so I may be the one who is wrong in this case. Either way, if the intent of annexing the extra yard is to actually use it, then I’d still say adjusting the metes and bounds of the property is the only way to go, even if it’s considerably more expensive then leasing it, as it’s the only way to actually build on it. I put a call into an attorney I know that does these, just to see what he had to say, but haven’t heard back from him yet. I’ll post another reply when I do.

dazednconfused2 | 9 years and 8 months ago

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I just got off the phone with the attorney. I can provide his name off list if you’re interested, but I probably shouldn’t be posting his name to an open forum. Anyway, he said the legal end of it would cost only $5k – $10k, probably closer to $5k. Yes you would have to file the ZLDA and deal with a title company, but they’re both relatively simple in a case like this. The ZLDA is typically used to assign all development rights from one zoning lot to the other by effectively joining them into one zoning lot while maintaining the two tax lots separately. However it can be modified to maintain two separate zoning lots and assign the development rights to each in proportion to its lot area. The title exhibit is called Exhibit 1 and costs only a few hundred dollars. We do them all the time for any addition to an existing building. Aside from that, it’s just the costs I mentioned in my first email. I hope this discussion helps the original poster, and I’d be curious to see if anything ever comes of it.

dindy | 9 years and 8 months ago

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I was about to ask what kind of “professional” to start with. The architect I have been using said “too complicated”, that is why I reached out to find out what was involved.

no-permits | 9 years and 8 months ago

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don’t forget about the subdivision. $25k easy.

no-permits | 9 years and 8 months ago

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if you are serious, and this isn’t some crazy idea, the first person to talk to is scott schnall. then get a land use attorney for the ZLDA who will work with the sellers bank and draft documents. then order surveys, updated title etc.

no-permits | 9 years and 8 months ago

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and again, like i said above, if the seller has a mortgage that could blow the whole idea. if the bank wants a pay down, because you are decreasing the value of that property, he/she may walk away with no money then it might be pointless for them.

dazednconfused2 | 9 years and 8 months ago

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NP – When you say “subdivision” what exactly are you referring to? You’re not actually subdividing anything, but rather changing the metes and bounds of two existing properties, both of which will remain individual properties. I may very well be wrong here, but I would think a subdivision would be the creation of a new tax and/or zoning lot. After speaking with the attorney who does many of these, I was under the impression that we had covered all aspects of the process. Most of our work is renovations and additions to existing brownstones in Brooklyn, so this kind of transaction is not something we see much of, which is why I’m so interested in the information in this thread. It would be a good idea to call Scott. In fact, I was just in his office this morning. He and I do a lot of work together. Had I seen this thread earlier, I would have discussed it with him then. He’s extremely knowledgeable and can be a great resource.

dindy | 9 years and 8 months ago

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This has all been really helpful. I now have to ask about my neighbor’s mortgage and other aspects of the pool feasibility before proceeding. I remember hearing Scott Schnall’s name as an expert facilitator years ago . Thank you.

deanbh | 9 years and 8 months ago

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You can see what a MetroBox looks like after 4 years by swinging past 135 Henry St Starting to look a little worn but only just……I’d buy them again in another 4-6 years etc when time to replace.

zag0r | 9 years and 8 months ago

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Good thing this is posted under Roofers, would be even more absurd under Real Estate.

nycengineer | 9 years and 8 months ago

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I think that LePage Windows (LePage Millwork) is an excellent window and much better than Marvin, Andersen, Pella, Kolbe etc… They are competitively priced (especially with the Canadian Dollar being low) and have representatives here in NY. Their windows incorporate Mahogany on the outside and whatever species you want on the inside- I doubt the big three offer that. Additionally their double hung is a true double hung with weights and pulleys. Its a great window and I highly recommend it. http://www.lepagemillwork.com/en/Home.shtml

nycengineer | 9 years and 8 months ago

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http://www.lepagemillwork.com/en/Home.shtml try these guys…very happy with their design