is a C of O necessary?
Hello Forum- We are buying a house in Prospect Park south that was built in 1900\. Because of its age there is no C of O. We’re planning on doing some updating (replacing plumbing and electric, updating baths and kitchen) but not planning on changing anything structural. The architect that we want to work with is saying that planning the job will take 4-6 weeks because of all the drawings that need to be done to get a building permit and to get a C of O. We are super anxious about adding that much time to the project before we even begin the permitting process. I really have 2 questions 1) Is there any reason to get a C of O – the house has always been a 1 family and we are going to use it as such. 2) Do we need a building permit if we are not moving any structural walls and not moving any vent lines. I understand that we do need plumbing and electrical permits. 3) (I lied about only 2 questions) Is there a number for questions at the brooklyn DOB? I’m planning on going to the homeowners question and answer session next week but I would love some answers asap. Thank you all!!!
shnarkie
in Dept. of Buildings (DOB) 12 years and 10 months ago
9
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9 replies
callalily | 12 years and 10 months ago
If you are not moving walls or fixtures, you should not need a whole building permit, but maybe architects pull them for all their work? If you don’t have one but ate doing major work, there’s a chance a neighbor could complain and you could end up with a stop work order and a request for inspection even though your permits are in order. Then they also might catch you adding pro-vents. Are you putting in anything that wasn’t there previously, such as a washer or new gas line? Technically even a washer needs to be filed, though I’ve yet to meet the licensed plumber who would file it.
jockdeboeraia | 12 years and 10 months ago
Please keep in mind that there is a very big difference between a permit set of drawings and a complete construction set. You need to be specific when dealing with us architects as to what you want. Some clients just want a permit. Others want every single area designed as the less info given to the contractor means he has to decide what to do. You may not like the decision.
masterbuilder | 12 years and 10 months ago
We work with extremely vague blueprints every day. The DOB requires very little in the way of drawings – and the more you have the more they have to review. We currently have five projects in the works that made or are making it through the DOB with 1 to 5 pages of schematics that could be drawn in a day to a week depending on how fast the draftsperson is. These are all Alt 1 and Alt 2 jobs. (Only one current project does have 30 pages.) I supplement the vagueness by drawing in 2D and 3D for the clients. (Takes hours, not weeks). Prior to the recession, all of the blueprint packages would come in at 20-40 pages or so with a lot of details, even catalogs of specifications. People were more willing to spend money on full services from their architects. (Those were all high end projects.) You might want to look for an architect who is willing to handle the project in a more spartan fashion. Whatever changes you make during the construction can be amended. Keep in mind, the DOB does not care about your aesthetic, only code. masterbuildernyc@gmail.com www.bgrnow.com
jockdeboeraia | 12 years and 10 months ago
DOB may make you prove it has always been a single family, there are ways to do this and your architect should be able to take care of it if it rears its head. Not sure why he is saying a new C of O is requried, but I am not seeing the whole picture.
pigthree | 12 years and 10 months ago
c of o not necessary at all. next he will come back to you and say you need to sprinkler the house. you might even be able to have plumber and electrician pull their own permits depending on amount of work to be done. Drawing might not be necessary. “updating” is vague. putting in new sinks and toilets does not require drawings. even updating electric does not require drawings. You can change your stove, put in new cabinets, change all your windows – all without drawings. What exactly is “all the drawings” your architect is providing?
jb312 | 12 years and 10 months ago
4-6 weeks? Your stars must be in alignment. Our architect made some strategic errors, and we had landmarks to manage, but took us 9 months…
AnArchitect | 12 years and 10 months ago
Hi. 4-6 weeks seems like a brisque, but realistic time period to undergo a limited design process and to allow for your architect to develop scheme to create a ‘permit’ set for filing with the DoB. Particularly in the kitchen, you may find that there are more revisions than you might have anticipated. Also, it would be nice to have a clean CO at the end of the job. Best luck, www.agenciegroup.com
jameskoster | 12 years and 10 months ago
Hey Shnarkie, I’m in agreement with everything Timothy L. said above. However, on your 1st question, I have heard of several folks tripping over this one recently. I’m in total agreement that there is no LEGAL reason for you to obtain a C. of O. if you are not proposing a change of use or occupancy, however lenders are still stinging from the 2008-09 mortgage meltdown, and many lenders (or their underwriters) have been requiring a C. of O. lately. Bottom line here is that you or a future purchaser may need to mortgage the house, and that lack of a C. of O. will limit your / their borrowing options.
talock | 12 years and 10 months ago
I’ll address your questions in sequence: 1.) You should not need s C of O, as it SHOULD be grandfathered in as single family as long as it’s staying as such. One way of checking is to use the Dept. Of Buildings “Building Information System” (type it into Google); you can look up your address and see all recorded filings on the property. 2.) Yes, you need a building permit. Technically, all jobs require a building permit by law. Do people get away with doing work without them, of course, all the time, but keep in mind, if you don’t file, you, as the owner of the property are taking on all the risk if you get caught (violations on the property) and if for any reason there was a problem during construction (unforeseen damage, etc.) could very well be at higher legal risk if you are undergoing an illegal renovation. Again, this is totally your call. 3.) Your architect SHOULD be able to answer all your code questions – this is part of their job. I have not found the public Q&A’s to be very informative, but more power to you if you want to attend one. Lastly, 4-6 weeks is extremely fast for the work you’ve described…did you by chance mean 4-6 months? That would be more accurate given what you are looking to do.