Adding an Extension

> @resident2
> Plus the forever much higher Real Estate Tax reassessment on your Real Estate Taxes.

If there a way to find out in advance how much an improvement like an extension or changing a C of O would alter the tax bill?

rana-foroohar

in General Discussion 9 years and 11 months ago

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rana-foroohar | 9 years and 11 months ago

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Can anyone help me estimate the cost to add a two-story extension to a brick townhouse? We’re talking 20 feet wide, 13 feet deep. (We have checked the FAR and there is no legal issue with doing this.)

CarmenR | 9 years and 11 months ago

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It’s hard to say how much specifically the extension would cost, however I would say $300 per sqft minimum for new sqft. You’ll need many more professionals when you start adding sqft. We did a 21×10 3-story extension and I would say the cost of that specific component was around $300-$325 per sqft not including soft costs. Also remember this is an alt-1 which is taking people 6-10 months for approval these days.

jimhillra | 9 years and 11 months ago

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CarmenR is correct. We generally tell clients to expect around $300/sq ft for new construction, but note that this does not include the foundation. We figure about $150/sq ft for the foundation, assuming a crawl space, a bit more if a fully excavated cellar. This does not include underpinning, which you may need if either of your neighbors has an extension is in any way built deeper than your home.

However, it does not necessitate an Alt 1. The Alt 1 comes in if you are changing the number of floors, number of dwelling units, or arrangement of dwelling units (say switching a duplex over a simplex to simplex over duplex, etc). If you add a 3 story rear extension onto a 3 story building, but leave the dwelling unit count and arrangement the same, you can avoid the Alt 1 new C of O.

rana-foroohar | 9 years and 11 months ago

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Thanks, this is very helpful. And so glad to hear this doesn’t require an Alt-1 permit! We are not changing the number of floors, units, or arrangement (it will stay two-family, with a duplex over a simplex), so it sounds like we’re in the clear.

rana-foroohar | 9 years and 11 months ago

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randolph | 9 years and 11 months ago

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> @CarmenR
> Also remember this is an alt-1 which is taking people 6-10 months for approval these days.

this is not necessarily true. my alt1 was approved recently in under 2 months but I am not adding an extension I am only reconfiguring an existing 2 family from double duplex to triplex w garden apartment.

CarmenR | 9 years and 11 months ago

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> @randolph
> this is not necessarily true. my alt1 was approved recently in under 2 months but I am not adding an extension I am only reconfiguring an existing 2 family from double duplex to triplex w garden apartment.

Fair enough. We have two neighbors who have been waiting over 8 months for their Alt1 approvals (one is over 12 months at this point,) but both of them are adding extensions. YMMV.

randolph | 9 years and 11 months ago

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> @CarmenR
> adding extensions

the house next door to ours has been trying to get their alt1 for a horizontal and vertical extension approved for a few months now, and when i look it up on the DOB site it says

“Development Challenge Process is pending Zoning Approval”

is this what takes so long, that they have to run the project past some sort of zoning approval or community board?

CarmenR | 9 years and 11 months ago

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> @randolph
> is this what takes so long, that they have to run the project past some sort of zoning approval or community board?

We did not experience that and I don’t think that’s the issue with anyone we know- they’re going through more run-of-the-mill BS (fighting about sprinklers in a single family home is the big one that comes to mind.)

randolph | 9 years and 11 months ago

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> @CarmenR
> fighting about sprinklers

depending on your carrying costs it could make more financial sense to put in a sprinkler system than spend 8 months fighting it while making mortgage payments.

CarmenR | 9 years and 11 months ago

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> @randolph
> depending on your carrying costs it could make more financial sense to put in a sprinkler system than spend 8 months fighting it while making mortgage payments.

Ehhhhh maybe? Quotes I’ve heard for 3k sqft house for sprinkers are $40k+ and then you also need a new water main, which likely runs $8k+ That would be an expensive rent payment!

Arkady | 9 years and 11 months ago

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If you’re in a landmark area, FAR may not matter.

obama | 9 years and 11 months ago

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this will definitely require an ALT 1 because you’re altering the square footage!

randolph | 9 years and 11 months ago

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> @obama
> this will definitely require an ALT 1

THANKS OBAMA!

rana-foroohar | 9 years and 11 months ago

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> @obama
> this will definitely require an ALT 1 because you’re altering the square footage!
Does this also apply if there is an existing extension that has to be demolished and rebuilt (because of extensive damage), but the new extension is the same square footage as the old?

rana-foroohar | 9 years and 11 months ago

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obama | 9 years and 11 months ago

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that’s where an architect and expeditor come into play.

obama | 9 years and 11 months ago

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you need to consult them. no one on this site is going to be able to answer all your questions around this since every property/job is unique.

randolph | 9 years and 11 months ago

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> @MC NYC
> there is an existing extension that has to be demolished and rebuilt (because of extensive damage)

i doubt the extension is legal, so i am going to guess no. but as obama says, no one here can tell you, and you most likely cannot sort it out yourself. you have to pay an expeditor a crapload of money to figure it out for you! welcome to the joys of owning a home in NYC.

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