rooftop deck manhattan

I’m getting conflicting info from contractors regarding roof deck DOB permits.  Some mention that i won’t need one since it will be considered a temporary structure.  There is apparently a way to install without drilling through the membrane.  (So the support structure is technically just resting on the roof) However, some contractors seem uncertain and assume I will need a DOB permit.  I would, of course like to chalk this up to some contractors simply not having the appropriate experience.  Perhaps it’s more of a gray area than I am assuming?   The type of deck i’m talking about will probably be 2X2 IPE pavers on bison screwjacks. An additional detail is that I’m in a landmarked area.  I’m getting the same conflicting info about whether I need to go through them at all.  The deck will not be visible from the street.  please only respond if you are very certain about these issues and have direct experience.   thanks in advance

stonerbrown77

in Facade and Brownstone Repair 12 years and 3 months ago

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stonerbrown77 | 12 years and 3 months ago

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and yes, there is an existing deck structure up there that will be torn out. However, it’s smaller, and a completely different type of deck than what will be built

stonerbrown77 | 12 years and 3 months ago

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I need to make something clear since some assumptions are being made.  I did not say that I’m installing a structure without going through the proper steps to make sure the structure is legal and safe.  I’m simply asking about the bureaucracy that is neccessary.  I will have all of the proper engineering/architectural review done.  What wil be built will be legal and safe.

lamb | 12 years and 3 months ago

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you absolutely need a permit to do this legally.  also, if you are using the bison pedestals directly on the roofing membrane I would strongly recommend a) hiring someone who can prove they’ve used the bison system before and understand all the components necessary for this type of install; and b) make sure you have a structural engineer certify that the joists below the roof can support the added weight of the materials and people associated with a deck since most roofs are NOT designed with this use in mind.  also, if you are procuring the materials yourself, you can get a better deal on the deck tiles if you don’t go with the bison brand–specialty lumber solutions (they’re online) offers a product that is almost exactly the same, but $10/unit cheaper.  also, I had a bad experience ordering pedestals from elevated deck systems, but great service from a baltimore company called specialty deck supply.  good luck.

hooky | 12 years and 3 months ago

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Are you starting from scratch or do you already have something in place? JC is absolutely correct, however, if this is working within an existing exterior build out there may be leeway in what you are doing. If it’s not, you do really need to hire an architect and/or engineer. Your contractor should not take the liability for loads or the 20% combustible material directive. And yes, you do need to apply to the LPC (they issue CNE’s very quickly if it clearly not visible).

jcarch | 12 years and 3 months ago

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You need a permit.  Worst case scenarios are that the weight of the decking compromises the structural integrity of your roof, that a home owner decides that a 24″ railing would look better than a 42″ railing, that someone covers their 1,000 s.f. roof with combustible materials, etc. I was talking last week with a property owner who has a deck that was not permitted, and is now looking at having to tear the whole thing out after DOB paid a visit. On the bright side, there are systems that sit on top of the roof w/out any penetrations (look at products from Bison Pavers and others).  But it’s very possible that your existing roof can not handle  the new dead loads, or the added live load (a deck should be designed to handle the same live loads as a floor, which are higher than roofing live loads), so in a brownstone, you may need to put in beams that run from wall to wall, then sit the deck on those.   jcarch————————               James Cleary Architecture brownstoner.staging.wpengine.com/jamescleary

cupolacoffee | 12 years and 3 months ago

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“However, some contractors seem uncertain and assume I will need a DOB permit.  I would, of course like to chalk this up to some contractors simply not having the appropriate experience.”
If you understood how much contractors hate to deal with the DOB, you would never make this assumption. Quite the contrary–not only does this assumption say something about your own lack of experience, it also clearly identifies any contractor who should be crossed off your list for telling you that no permit is necessary. This post deals with more than you ask, but you should read: http://randpc.com/ask/ate_RoofDeck.html

Putnamdenizen | 12 years and 3 months ago

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Any construction in a landmark area will need approval from Landmarks, even if it is a letter of no effect.  You need a permit for a deck and must comply with DOB requirements re: proportion of roof covered and materials used.  Many architects will self-certify this as opposed to go through the inspection process (less sure of how that last sentence works).