EXCAVATION GOING ON AT ADJACENT LOT

there is excavation and construction along our property line by our neighbor. they’re building a 4 story condo and are digging deep right at the property line. our brick structure is now exposed well below ground. obviously we’re concerned about structural damage, exposure to our basement, etc. what is their responsibility re building codes to ensure no damage? any advice?

123plie

in Demolition 11 years and 6 months ago

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tanner | 11 years and 6 months ago

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Is it possible the excavation you are referring to is a “test pit”? This is work that would be done before they actually move forward with solidifying plans, applying for permits, etc. In my experience, a test pit looks like what I might call excavation, but according to the DoB, it doesn’t require permits or 10 day notice (though conflicting reports from the City–I think it is the excavation unit you can call?–might say 24 hour “notice” is required to be given to adjacent property owner and the City, but it doesn’t seem particularly enforceable. What I saw when this happened to us was about 10 ft deep, slightly under our property, and about 6 ft. in diameter. The purpose, as I understand it, was to expose our foundation to see what would be needed as far as underpinning, etc. That said, it sounds like you don’t have a lawyer yet? Get one, a good one who specializes in construction law, immediately. You shouldn’t have a problem getting the developer to pay the lawyer’s fees, as well as other costs you incur.

jockdeboeraia | 11 years and 6 months ago

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Are they digging below your foundation footer?

jcarch | 11 years and 6 months ago

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If they don’t have a permit, call 311 and let them know what’s going on immediately. DOB will shut them down fast. To verify this, go to DOB’s website, type in the building’s address/borough on the lower left, and you’ll be taken to that addresses information page. At the bottom of that page, between the gray bars, you’ll see a link for ‘jobs/filings.’ Click that link. This will take you to a page w/ a chronological list of filings. If there are recent filings, click on them, and you’ll be able to read a short description of the proposed work, and see if it’s been approved or disapproved. At the top of this page, you can click on ‘permits’ to see if a permit has been issued. jcarch ———————— James Cleary Architecture brownstoner.staging.wpengine.com/jamescleary

atmosphere | 11 years and 6 months ago

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I’m not sure. What you are saying leads me to believe that you are dealing with disreputable developers (no filing, no contact, no conditions report). You need a structural engineer who will order testing and surveying. This will require the cooperation of your neighbor. If you don’t already have that, and you do not have professionals on hand, and your foundation is exposed, I would think you need to go the route of calling the DOB.

123plie | 11 years and 6 months ago

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so they haven’t even filed an excavation permit or given me a 10-day notice. they also stopped work right after i spoke with them. i’m guessing my best bet is to hire on my own and get a survey before they get any further?

atmosphere | 11 years and 6 months ago

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Have similar situation currently. Mine is large condo building. Neighboring developer had been in contact for months. We reviewed demo plans with our engineers. We were able to make recommendations to them based on engineering advice. Neighbor paid for pre-conditions report of our entire building. Photos, recorded details, minutia, really. Problem arose when they dug out too far, too fast. Our adjacent wall shifted. We contacted them, they voluntarily stopped work. All parties brought engineers back in. Building declared safe. Remediation work is currently being filed. They are cooperating and paying for monitors, targets, frequent surveyors, our engineering costs, and the repair work. Lawyers involved as well. This is a serious concern. Your building may be fine, but you need a trusted expert to tell you that. I suggest first discussing with your neighboring developer and arranging for a private inspection before contacting 311 unless you have indications of structural damage.

Townie | 11 years and 6 months ago

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As an adjoining property owner you should have gotten a notification prior to the start of excavation. http://www.nyc.gov/html/dob/downloads/rules/1_RCNY_52-01.pdf They are required by law to notify the DoB prior to start of excavation as well. I would familiarize yourself with the DoB BIS web portal that allows you to find out everything concerning the new building including a plot /zoning diagram that illustrates what the developer has planned for the site. Did they do a preconstruction survey of your building? If anything happens it will be your word against theirs…and you will lose.

daveinbedstuy | 11 years and 6 months ago

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This is a very serious situation. But you may also get a vacate order as well.

Putnamdenizen | 11 years and 6 months ago

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Take pictures inside out. Call 311\. If they aren’t undershoring your house the DOB will slap a stop work order on them.