Sprinklers for 2-Family Attached Townhome

I saw some threads on here but I figured I would create my own. So I have a 2 family townhome, it was my grandparents’ home that I’m renovating. It’s 2 stories above ground with a basement “garden” level, (mostly above ground, but partially below grade), and a cellar. So the filing considers this 3 stories. I’m being told we will have to install sprinklers which will put this project way out of budget. As many of you know, 2014 Code update 903.2.8 Group R. requires sprinklers for attached townhomes more than one family. We need to file as an alt-1 because an I-card on file has the 2 family configuration (rental unit on top floor) different than what it is now, (rental unit on garden level).. The expeditor explained to me the entire formula of assessed value of the DOB to evaluate the cost of the house, and 30% or under would require no sprinklers, 30%-60% and then 60% which looks like where we are at (due to inflated pandemic costs). Are there any ways anyone has successfully avoided this post 2014? We are filing everything else under 1968 building code because we can. I can’t afford to make this a single family and I hate to sell my family’s home.

crownheightsliving

in Dept. of Buildings (DOB) 2 years and 3 months ago

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crownheightsliving

in Dept. of Buildings (DOB) 2 years and 3 months ago

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Hi Cate, yes on my taxes is 2 stories but expeditor said it needs to be filed as three since it’s mostly above ground. I really don’t understand all this stuff – makes it extremely difficult for people to keep their homes

cate | 2 years and 3 months ago

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If the sprinkler requirement isn’t triggered by an Alt-1 filing to legalize an existing layout (no construction), legalizing that first might work. Also, FWIW, if you have a high stoop leading to the parlor floor, the city technically considers your house two stories plus a basement, not three stories, although of course in reality it is three stories of legal living space.

jimhillra | 2 years and 3 months ago

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I’m not quite following the logic here. Please call me to discuss.
(646) 309-7259

crownheightsliving

in Dept. of Buildings (DOB) 2 years and 3 months ago

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Do you think there’s any benefit to legalizing the current layout and then doing an alt-2? Some have suggest this, including one person I spoke with at the DOB.

jimhillra | 2 years and 3 months ago

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No, the dept of finance publishes their annual assessment. The DOB formula uses that assessment as its basis to calculate a new value.

crownheightsliving

in Dept. of Buildings (DOB) 2 years and 3 months ago

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Hi Jimhillra, thanks. When you say DOB value is higher than DOF, you mean once I’ve hired a certified (what’s the name) cost estimator? Should I hire one now before we submit the plans?

jimhillra | 2 years and 3 months ago

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It sounds like you have the correct information, and it will all come down to the cost of the renovations relative to the value of the house.

Colonialrevival suggests you might be able to play a little with the timeline to reduce the cost in a 12 month period. We’ve never tried that, but I’m a bit skeptical as to whether or not the DOB would allow you to allocate costs of a renovation that way.

There is also some flexibility in the amount you declare to the DOB. They have minimum costs, so make sure to carefully consider what you include.

And definitely take a close look at the DOB formula for modifying the DOF assessed value. In our experience, the DOB’s value is higher than the DOF. We use their formula and have been able to avoid sprinklers several times.

crownheightsliving

in Dept. of Buildings (DOB) 2 years and 3 months ago

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Hi, yes I’ve tried reading through them, even the article posted https://www.ny-engineers.com/blog/residential-sprinkler-systems-in-new-york-city mentions floor hight being a determining factor but in my case this doesn’t seem accurate. I guess I’m hoping to file and see what the examining says

colonialrevival | 2 years and 3 months ago

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This has come up a couple times on the boards here, I would do some searching. Per [this post](https://www.brownstoner.com/forum/#!/general-discussion:what-are-the-nyc-rules-for), there are a handful of ways to work around the DOF budget percentage, as it sounds like that calculation is only held against you for a single calendar year of construction.