Neighbor Excavating Foundation - best course of action

This looks like the kind of trench needed to waterproof the foundation from the outside. My understanding is the city would be concerned about the opposite wall collapsing on the workers…not the foundation wall crumbling.

BSDOD

in Excavation 12 years ago

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brownstoney | 12 years ago

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My next door neighbor is excavating the foundation of her house in order to install a stairway from her basement up to her yard. I do not see any permits issued in BIS for this work. What she does with her house is her business, however I also do not want this to endanger my house and I would prefer not to have a protracted and costly legal battle. In an ideal world, I would like to remedy this situation with common sense. My questions are: A) How dangerous is what she is doing? (ie: does a brownstone foundation require soil as a structural support? How far below the basement floor do brownstone foundations typically run? etc.) B) If something were to go wrong with this (assuming she is using an unlicensed contractor and has no permits), would my insurance cover any damage? Would hers? (I’m assuming not.) C) What are my courses of (levelheaded) action to remedy this, other than “lawyering up”? I’m attaching an image of the excavation. It looks like it pretty much runs down to her cellar floor, and they have created a doorway directly below the planking. There is an archway in the brickwork which hints at a previous aperture there when the house was constructed, although I have no idea how big that would have been or how the masonry is maintained.

brownstoney | 12 years ago

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Here is the image…

BobMarvin | 12 years ago

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Does the photo show the foundation she shares with your house? If so and she has no permit call 311 and get DOB to issue a stop work order. I suggest reading this, and the items that followed it on Brownstoner: http://brownstoner.staging.wpengine.com/blog/2010/01/party-wall-coll/

BobMarvin | 12 years ago

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BTW, those houses WERE saved, but it was touch and go for a long time.

refinancetoolbox | 12 years ago

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I will be imagine your house is so nice.

masterbuilder | 12 years ago

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This is a very complex subject. Excavation is taken very seriously by the DOB as it is by myself, and I would expect they would shut this down immediately and issue a fine to the homeowner after a call to 311\. Illegal excavation will bring out the B.E.S.T. squad very quickly. When we perform excavation, even if it is not very far down, we have to call the DOB Excavation unit and alert them. They then give us a tracking number, and it puts us on the radar for unexpected DOB visits. A. These old homes are falling apart as is, and any disturbance could promote collapse. In addition, excavation requires design by specialized engineers, and human safety inside the excavation pit is of utmost importance. OSHA requirements also rule in. B. Call your insurance company and ask. C. Talk to your neighbor about potential consequences. The DOB fine could be $15,000 along with a STOP WORK ORDER.

daveinbedstuy | 12 years ago

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If a problem ensues, not only will stop work orders be issued but so will VACATE orders, even for you, as the adjoining property. Stay on top of this. It’s ashame that you have to spend money on this but get an engineer of your own to assess the situation.

Townie | 12 years ago

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Your insurance won’t cover it. Call and find out. From your photo i’m guessing the unbraced hole is 8-10 feet deep. This is very dangerous to the workers as there could be a collapse that would kill them. Excavation such as this requires the exterior wall to be inclined out to prevent that from happening. I would pray the dry weather holds out as a big rainstorm could F the whole thing up. The DoB will issue a stop work order then lift it for a partial stop work order as it is in no ones interest to leave the hole as is.

Townie | 12 years ago

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Sometimes the DOB makes them fill it back in on the spot if possible.

Arkady | 12 years ago

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I agree that ad hoc construction of that kind is dangerous & there are predictions of heavy rain over the weekend. Maybe alert your neighbor to your concerns & tell him/her you’re going to phone DOB.

bedstuytownhouse | 12 years ago

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What Bob Marvin said…I’d call immediately. A lot of people abuse 311 / DOB but you’ve got to protect yourself in this situation. Don’t get to the point of coulda/shoulda/woulda. Please update everyone on what happens.

BobMarvin | 12 years ago

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I just got a better look at the photograph and see that your neighbor has exposed the entire rear foundation of her house. I suspect that this might be marginally less dangerous to your house than the 2010 MacDonough Street situation, where the party wall foundation collapsed, but that isn’t much of a comfort. I really hope that you’ve already alerted DOB.

hooky | 12 years ago

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Do you have a party wall next to the excavation? That is quite a hole. I would not be comfortable with that at all.

dnk | 12 years ago

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I would call immediately. The safety of the people in that building could be at risk, as well as your own safety (and your property). You might also consider submitting to 311 online because they will let you attached a picture. Shortened URL: http://tinyurl.com/k3fz66c

nycdesignerr | 12 years ago

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That is an _**EMERGENCY**_ call. For the safety of the workers, the adjacent building, and YOUR building, it needs to be stopped NOW. If that unsupported trench collapses…….well, you understand the domino principle, right?

Arkady | 12 years ago

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I wish he’d give us an update but at least there hasn’t been any news of a building collapse – yet.