Architect for renovation of townhouse
When one is preparing to thoroughly restore a beaten-up 100-year-old townhouse — move some walls, new electric & plumbing, add a bathroom, possibly create a small addition, etc. — what qualifications are required in the architect? Specifically, if I know a licensed architect that I like, is intelligent & responsible, and has good taste, is that enough? Or does the person really need some to have experience in this particular type of project, or special engineering knowledge? My sense is that any licensed architect can do the job (hence the license), and the rest is really a matter of taste, chemistry, and price. But I’d like to see if others with more experience agree before jumping in. (Recommendations are welcome too, if you know someone, but my main question is the more general one.) Thanks.
slackjaw
in Brownstoner Renovation 11 years and 3 months ago
10
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10 replies
renovator07 | 11 years and 3 months ago
Sounds like you had already made up your mind when you posted. Most recommendations have been for more experience in the same building type. Otherwise, you and your Architect can learn together…on your dime.
slackjaw | 11 years and 3 months ago
Thanks. Based on the numerous helpful comments I received, I should probably clarify: We will definitely have have a contractor who is very experienced at doing Brooklyn townhouse renovations, and we will also have an expediter who is familiar with DOB compliance and the timing of filings. Our preferred architect is certainly not a stranger to NYC renovations and landmarks issues, but I don’t think he has deep experience doing townhouse restorations in NYC. (At least, I can’t be sure he does.) My sense is that, given the experience of the contractor and the knowledge of the expediter, we do not need the architect himself to replicate all of that experience himself. So long as the architect “knows what he doesn’t know,” and consults the expediter and the contractor accordingly, we should be OK. Does anyone strongly disagree with that assessment?
theoperadiva | 11 years and 3 months ago
One other thing I would also suggest: if your home doesn’t have a C of O or will require a C of O change, having someone who is very familiar with the Alt 1 DOB process is essential. Our paperwork went through very quickly for an Alt 1 because we were in good hands (less than 3 months) – our neighbors took nearly 9 months for very similar work for the paperwork to go through, and they have had stop work order after stop work order throughout their renovation (which is still ongoing 18 months later – ours was done in 9). They may have had great chemistry with their architect, but our architect and expediter team made that process far easier. Good luck!
deano | 11 years and 3 months ago
Search the forum archives here – you will find many discussions on using architects, picking architects, working with architects etc., mostly for reno projects on tired old townhouses like yours. I recall plenty of cautionary tales to educate you as well as happy recommendations to follow up on (luckily, the latter includes mine)
renovator07 | 11 years and 3 months ago
Oh, and you can check out FGCA on Union St or CWB in Dumbo (though CWB may be expensive.) Both are experienced and good.
renovator07 | 11 years and 3 months ago
Most Architects can present you with a vision of how the space might be organized or could look, but I strongly agree with previous posters that with older, existing buildings (and with the DOB) experience is critical to avoid hassles, cost-overruns, and approvals delays. There are many, many experienced Architects in Brooklyn. I would avoid ones with crappy websites. I would also avoid ones whose websites are full of museum projects and Hamptons houses. And when you do interview a couple of them, ask them about Local Law 58/87, and their Zoning experience and Landmarks experience. If they seem flustered, move onto the next one – otherwise, you could spend the next ten years struggling to obtain permits, approvals and sign-offs.
brucef | 11 years and 3 months ago
You are currently in the “wish” phase of renovation. Not in the dreaming connotation of the word, but the “wish list” meaning. An architect who grasps your taste would be great for ideas and concepts. If you have the misfortune to be under the domination of the NYC DOB, basically everything you want is forbidden. And everything you don’t want is mandatory. This dysfunctional agency is there to ruin your dreams and energy. You need to sooner rather than later find an expeditor who knows the current whims of the DOB. What the code says is immaterial. Shouldn’t require sprinklers? We’ll make you install them. The budget that you had to do the things you wanted to do, will be consumed with items the DOB forces you to do. Word to the wise, one size does not fit all. The architect and expeditor with up to date experience on slightly larger projects may be oblivious to the pitfalls of your smaller project. In a nutshell, to greatly stereo-type: Architects are great for ideas and concepts and know the code, but the DOB doesn’t necessarily follow the code. Expeditors are not a good source for ideas, but they deal with the nitty gritty of DOB approvals. It’s like computer engineers and salesmen. Neither is right or wrong, they are just speaking two different languages.
c_w | 11 years and 3 months ago
For architect selection, taste, chemistry and price should be enough. If the building is landmarked, someone who is familiar with that process would be helpful. For contractor selection, someone with prior townhouse and/or brownstone experience would be highly recommended.
cserman | 11 years and 3 months ago
You definitely want an architect and engineer with townhouse/brownstone experience. These types of projects require a thorough understanding of the construction practices used in the early 1900’s. There are many conditions encountered while working on these projects (sagging floors, deteriorated bricks and mortar, cracked walls, rotted or notched joists, chimney flues at party walls, excavation shoring at the property line, etc.) that should be handled by someone experienced. A good architect that I have worked with is John Torborg at Torborg Architects. Another architect that seems to specialize in brownstones but I have not worked with is Joseph Vance. Chad Serman, Structural PE www.sermanengineering.com
metalwork | 11 years and 3 months ago
I would say you would have to a look at the licensed architect ” Historic Restoration” projects he has done in the pass and ask him for a few references, for engineering knowledge, i recommend you get an experience engineer.