converting from 2 to 3 family

I have read how much a problem it is to convert from 2 to 3 family. I am wondering if anyone has any input about these conversion plans which began a long time ago: In 2004 plans where drawn up by a PE under professional certification and were approved after they were audited. Much of the work was done but not finished. The PE passed away in 2006. The building has sprinklers in the hallways but not in the actual apartments. I have been getting conflicting answers as to if we will need to comply with ’08 and ’14 code. Which is it? Besides sprinklers the estimated construction costs will be about $15-20K. This includes converting what is now a garage into the primary entrance / hallway and making the bathroom handicap accessible. I have been told that architecture & filing fees will be about $10K. How much more will it be for sprinklers? Any opinions and thoghts welcome

hithere

in Conversion 9 years and 6 months ago

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quinzswein | 9 years and 5 months ago

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Converting a 2 family to a three family – you are better with a permit expediter. I used Sam Pruyn at Building Brothers who got things done quickly. Their rates are reasonable and they seem to know what they are doing. They also got me a certificate of occupancy that was difficult to get. I would recommend them www.buildingbrothers.com

curated | 9 years and 6 months ago

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You will need new plans and permits. Anything from 2004 is moot. No architect, engineer or contractor is taking over something from over 10 years ago and DOB won’t allow it. Your costs for architectural, expediting, inspections, construction and sprinklers will be at minimum 100k and can quickly double or more depending on what else you need to do in order to bring the place up to todays codes. www.curatedny.com

soundhoner | 9 years and 6 months ago

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> There is just no good reason to convert a 2 into a 3 fam.

So let’s assume the sprinkler system and associated plumbing upgrades are the majority of the cost here (right?), and tack on some for the wall/ceiling patching that this would cause. Given an extra 2K in income generated (legally) in the conversion, in your example you’d recover that cost in a bit above two years. And you’ve added some value to the home itself. But you’d likely get re-assessed taxwise, which bites some people hard, right? Are there any other *typical* major costs associated with bringing the house up to code aside from the sprinkler system?

Augustiner | 9 years and 6 months ago

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Full sprinkler system about 35k. Backflow preventer can also cost 15k if you need to exchange the water main in the process (happened to me). Expect the unexpected. There is just no good reason to convert a 2 into a 3 fam.

resident2 | 9 years and 6 months ago

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You will basically have to start with all new plans and approvals. Even if you can get the plans & permits approved, plumbers & electricians are not willing to sign off or assume prior contractor’s work so the chances are, you will need to have this all done over again. But also you must consider how much your Real Estate Tax bill will increase a couple of years after you have finished it all and got your new C of O, based on the “improvements”. Probably not worth it.

randolph | 9 years and 6 months ago

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“You will need about 10 heads per floor” how can you say this without knowing the size of the building or the layout?

arch111 | 9 years and 6 months ago

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We just got plans approved for a 2-3 conversion in the Bronx- total gut job with all new partition layout and stairs. Was not that hard to me! DOB rules are lack of activity over a 2 year period and the application expires. I think the job needs to be refiled and that brings in the 2014 code. You will need about 10 heads per floor, cost $500 ea. Also a backflow prevention device-2k AND lastly, you will probably need a new water service, that is the most expensive item, 15-20k? go to DOB any Tues evening, homeowner’s night to clarify. http://nyc-dob.com