New siding/windows - do I need a permit or architect?

If I replace the windows and siding on my three-family rowhouse, do I need a permit and architect? No change of egress. I’m not landmarked. I was considering replacing a window with a doorway and building a stoop, but I’m having a lot of sticker shock from the price of hiring an architect and engineer. I’ve been price quoted everything from $8K – $17K for just drawings and permits, not including structural engineer. (What’s frustrating is the house used to originally have a door where this window is located now, and a stoop, so we’d basically be restoring it.) And I’m told it will take 3-4 months to get this through DOB approval too. Thanks in advance!

lkpe

in Building Code 12 years and 3 months ago

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so_architecture | 12 years and 3 months ago

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The biggest issue is changing the door and adding a stoop. This will require a permit because 1) the stoop may be going over the property line and must be built according to code, and 2) by adding a door you may be changing the egress. Changing the egress requires a modification to the Certificate of Occupancy. An Architect is a good value when you consider the help you will get throughout the process, otherwise you are completely at the mercy of the contractor. Please contact me if you would like to discuss further (www.so-architecture.com).

lkpe | 12 years and 3 months ago

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Thanks. You say it’s a gray area – you think I can convince the DOB to let me replace the window with a door if I can submit the old photos (which we ordered from the city anyway) showing that’s how it looked?

m926bk | 12 years and 3 months ago

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If you just replace the windows but do not change the window openings, you do not need a permit.  Generally, if you change a window opening (for example, turn a window opening into a door opening, which is a structural change to a wall ) you do need an architect/engineer and a permit.  It’s a bit of a gray area here since the opening was previously for a door and, conceivably, has the right lintel.

curated | 12 years and 3 months ago

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Permits not needed for the work you have described.

lkpe | 12 years and 3 months ago

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Thanks, @Steve.   I just wonder how resale value will be affected if we don’t have the traditional stoop, and instead a garden entry. Not that we’re planning on selling it anytime soon, but will eventually.

stevecym | 12 years and 3 months ago

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so long as you keep the windows the same size – no.  as for the siding, I do believe that is a no as well.   Steve