Converting Blank Commercial Warehouse Space into Lofts

I am looking to potentially convert something like a 5,000 sqft warehouse loft into 5 – 1000 sqft spaces. I am wondering that this would take on the part of a contractor to construct. Essentially I think I would be looking for these jobs: -build out wall structure and dry walls -install doors -install heating system (if building doesn’t already have one) -electrical system to each room   What is the contractor responsible for? Get the permits to DOB? Make sure the fire code is done correcty? Anything else? This would be my first time doing this, and I don’t know if I am missing anything glaring. Let me know if you have some insight into this work. I am also looking at what would this take in terms of cost upfront. Thanks for your insight.

bkbiker

in Construction 13 years and 3 months ago

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Augustiner | 13 years and 3 months ago

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If it was that easy and cheap to make money, everybody would do it. (dramatic music starts) You’ll meet them all, the guys who take your money and make a living of the intransparency of the system. You will learn slowly and over time as your youthful optimism fades away, that absolutely nothing is as easy as you once thought it would be. (dramatic music ends) Or just put some paint on the wall, hang up some designer lamps, place light dividers and sublet office space.

eman134 | 13 years and 3 months ago

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your numbers seem incredibly low…get an architect on board so that he can tell you exactly what you will need to be code compliant..new electric service and risers , new plumbing and risers for bathrooms, adequate fire stair , adequate means of egress,sprinkler changes, the list is endless contingent upon code requirements…my guess is a few hundred thousand is closer to reality

jparnass | 13 years and 3 months ago

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It’s almost impossible to put a budget on this without knowing more about the condition of the space and the configuration of the building in general.  Overall your numbers seem low on the GC/buildout side. And don’t forget about permitting and expediting fees. You can’t get around the need for an architect or engineer to initially file and then sign off the job upon completion, so it’s better to just embrace the service and insight they will be able to provide for their fee.

bkbiker | 13 years and 3 months ago

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It would be a commercial space (the title states so), so I don’t know if I would need COO by DOB, right? Isn’t this only for residential? But you are right, these would be available for lease, so I assume I would need the COO… Plumbing would not be seperated into each unit, there would be one or two on the floor. Good points though. Can’t a contractor apply for DOB permits? Why do I need to go through an archetect? What are we talking about here in numbers? $20K – archetect  $30K – contractor/subs $20K – materials Does this sound about right? Or am I way off base?

jockdeboeraia | 13 years and 3 months ago

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You will need an architect first and foremost.  The archtiect files for the general building permit, it is then pulled with the general contractors info.  Then the sub permits are pulled by the sub contractors.

mike-the-expeditor | 13 years and 3 months ago

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Are you looking to create residential or commercial spaces?  Assuming you’re talking about commercial spaces (you didn’t mention plumbing or bathrooms for each unit), you’re still going to need an architect or professional engineer to create the drawings as part of your application to convert the space.  Then you’ll need permits for the work, and at the end of the project, after it’s inspected, you can get the Certificate of Occupancy necessary for you to lease or sell these spaces.  The plans will not be approved by the DOB (i.e. you can’t start construction) unless all of the code issues are addressed for each space (egress, fire/life safety, etc.)