Engineer/contractor to inspect dilapidated townhouse
We are looking for someone who can inspect a (very) dilapidated townhouse in Crown Heights. We know it will need a lot of work, but we want to make sure it’s structurally sound, and have someone opine on any unusual or structural work that will be needed, how much it will cost, etc. I’m not sure if we need an inspector, an engineer, or a contractor. Really, we need someone very familiar with rehabilitating buildings that have really gone to seed. Any recommendations would be appreciated.
slackjaw
in Brownstoner Renovation 11 years and 10 months ago
6
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6 replies
metalwork | 11 years and 9 months ago
I would say you need a contractor an engineer for this. the contractor can give you numbers, base on what you want done. Good luck
cserman | 11 years and 9 months ago
While it may be true that a structural engineer cannot give you an accurate price for your over-all renovation costs, there are other reasons you may want to get an engineers opinion. If you have any intention of creating new opening in bearing walls and floors, putting a deck on the roof, lowering the basement floor slab or assessing condition of the existing structure in general, then only a structural engineer is qualified and can give you accurate estimates of engineering fees. In short, you may need to get input from a combination of contractor/architect/engineer Chad Serman www.sermanengineering.com
brucef | 11 years and 10 months ago
Because I have fixed so many sagging floors, I usually can tell where or what the problem is. Problem is, sometimes the unusual resides behind the walls. I have occasionally done “consultations” during which I answer as many questions as will fit in an hour or so. I’d like to think that people who have used me found it helpful. I do remember the partition (hall wall) in Brooklyn Heights that was a masonry wall. Well that’s one reason it was so thick. Most houses are the same except when they aren’t.
Augustiner | 11 years and 10 months ago
Brucef – while we both agree on structural engineers, I have to add: Bad tradespeople will generally not be of much help. A good GC can help you, a good Inspector too. Back in the day I asked my $1200 inspector: “so – what do you think of this place?” and he said “well, I can´t say much – it´s your decision, I´ll send you a report in 2 weeks”. The report was extensive but useless to me. Inspectors are in the category of “I won´t say anything because I don´t want to get sued”. You need someone with balls to give you his opinion on the spot. If you have numbers you can still verify them for example here on the Forum. @Slackjaw The best tip I can give you is: Don´t be afraid to take the place apart. There is no use in just looking at things from the outside. If the ceiling is sagging, tear down the plaster to see the extent of the damage. The seller should let you do that, not right away but at least after you are in contract.
brucef | 11 years and 10 months ago
Are you considering gut renovation or making what is there liveable? If gut is your concept, new c-joists, floors, and stairs make the condition of the present “stuff” moot. There is a lot to be said for new beams and floors. Materials aren’t that expensive, and the speed and results are probably superior. There are a lot of contractors good at “new”, and fairly few good at restoration. Being a contractor (albeit one retiring shortly) it is twice as hard to make something dilapidated or crooked right, as opposed to new beams in new pockets. This may be heresy to purists, but the majority of the moderate priced tradespeople have learned too many bad habits working for flippers, where most of the work is. Architects will give you rule of thumb dollar estimates based on sq ft, and unfortunately they are usually correct. Which is bad because it will sound too expensive. Asking a contractor is the opposite extreme. He has every motive for a lowball price. Structural engineer sounds logical to the un-initiated, but for peculiar NYC reasons they are an extremely bad choice. (In NJ they are fine, different culture). Ideally, the right recommended inspector is the correct choice, but you need to decide what level of renovation you intend.
Augustiner | 11 years and 10 months ago
A Contractor will be able to give you the most comprehensive and information on the situation and also can provide rough numbers. ‘How much is this going to cost’ is what you need to know to make the decision in the end.