Creating a third bedroom - can a general contractor file, or architect?

Hi there Brownstoners, I would like to create a third-bedroom out of a two-bedroom apartment in Carroll Gardens, which involves moving some walls and putting up some new ones. In order to create a legal third bedroom, can we just hire a general contractor to do the work, filing with the DOB, etc.? Or is only a liscensed architect legally allowed to do the filing? This is our first NYC renovation, and I want to make sure we do the research first before hiring unnecessary parties. Thanks for you advice! Also, any advice on general contractors/ design and build firms would be appreciated!

pl919

in Dept. of Buildings (DOB) 10 years and 6 months ago

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crash_nyc | 9 years and 11 months ago

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If you know exactly what you want in terms of layout, design, etc, I find simply using a professional engineer to do the drawings and filing is significantly cheaper than using an architect. I’ve had good luck and service with Andrew Goodrich (AGPE) They will also give you the peace of mind that you’re not affecting the structural integrity of the building. If there’s no plumbing / mechanical changes involved, the cost for the plans and the filing should be pretty minimal if you go that route…

japmom55 | 10 years and 5 months ago

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hey sorry to break it to u but architect must always file…we used jbj renovations mainly because he knows the job, speaks english (italian amer) has decades of experience working for his dad, recently started up so his prices are still not a rip off…he does high end work, highly recommend, really honest and a nice guy to boot!!! james 917-217-6142 jbjrenovations@gmail.com, i hope this helps!!!

lmtuzyjcftvgonr | 10 years and 6 months ago

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— MOSFIGUL AKTAR Architectural Designer Certified Construction Manager P: 917.495.6775 F: 718.676.6620 E: Info@AktarGroup.com W: www.aktargroup.com

mikehouse33 | 10 years and 6 months ago

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You should talk to an architect or design build firm first before getting a contractor. They can guide you through the entire process Designpronyc@gmail.com

brucef | 10 years and 6 months ago

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The necessary filings and “soft costs” involved in this minor project are major. Ballpark 3X the cost of the actual construction. Reconfiguring with furniture built-ins avoids the necessity, and gets you most of the bang without the major bucks.

curated | 10 years and 6 months ago

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Only a licensed architect or engineer can create the DOB filings for this. http://brownstoner.staging.wpengine.com/curated