Architect -> Engineer -> GC Handoff? Proper process for Board and DOB Approval?

They should be corresponding direct with DOB! But they must be familiar with the process

asaph718936

in General Discussion 3 years and 1 month ago

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bigredcarter | 3 years and 1 month ago

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I’m in the design phase of a significant apartment renovation in Brooklyn. The apartment was an estate sale and the scope of work includes new floors, breaker box + electrical, altered kitchen layout, and addition of a bathroom and bedroom.

I have an architect who has been great in establish the layout of the new space, and who has already made several great improvements to our floorplan, but am uncertain how to bridge the gap between those layout / design drawings and board and DOB submission. It seems inevitable that electrical and plumbing drawings will be needed for both and the architect does not have experience drawing those up.

Do we source an independent engineer to look at the space, the layout drawings, and then draw up electrical and plumbing documents? Do we find a GC with that capability in house (is that even a thing?)?

Several GCs have mentioned they can shepherd the process post board-approval, but I think the drawings will be needed even for board approval.

If anybody has any resources, happy to do supplemental reading and research.

jimhillra | 3 years and 1 month ago

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Is your architect licensed, or just a designer? Any licensed architect should be able to do all of what you describe. Or if it’s too complex, the architect should know engineers that can do the mechanical, plumbing, and electric design.

bigredcarter | 3 years and 1 month ago

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They are licensed, but haven’t done much residential and none in NYC, as they work primarily for a larger commercial firm. I think they could technically sign off on documents but maybe are not comfortable doing so.

jimhillra | 3 years and 1 month ago

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With all due respect to your architects, they could be extremely good at what they do, but NYC has some VERY specific residential codes that don’t exist anywhere else. You mention that this is an apartment and there’s a board review, so I assume there are more than two families in the building. If so, then not only do you need to meet NYC code, but also the NYS Multiple Dwelling Law, possibly HC accessibility if there’s an elevator or if you’re on the ground floor, NYC Energy Conservation Code of 2020, “progress” and “special” inspections, and so much more. GC’s can shepherd it beyond board approval? GC’s cannot file plans with the DOB, unless they have a licensed architect or engineer on staff or pay one to file for them.

Do yourself a favor and hire a very good expediter or an experienced architect to carefully review all of the drawings before you file. Get recommendations for an engineer to do the MEP filings.

resident2 | 3 years and 1 month ago

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Never use an architect for residential that normally does commercial! Further to that: only use an architect that knows historic NYC residential building codes as well as all the updates etc. It will in the end, save you a lot of time & money.

christinamove | 3 years and 1 month ago

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Apologies to OP. My comment is not related to this topic.

@ jimhillra I saw you comment in a post (comments closed) about a warm roof (on a flat/low slope). You said you’ve done this type of work. I’m looking for a roofer to do our two family row house in Brooklyn. I’m trying to get it done this summer. And, like the other poster, I’m having trouble finding a qualified roofer familiar, educated and experienced with warm roof installs.

I’m wondering if you’re a GC, architect etc. . ? I plan to call the number someone put in other thread. But, I also wanted to message you as well. I didn’t find a way to DM you here. So, I stalked your comment history instead.

jimhillra | 3 years and 1 month ago

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Christina, you can email me at jim at urban-pioneering.com. I’m an architect, principal of Urban Pioneering Architecture, but have many GC contacts who may be able to help you.