Architect Needed?

Do you need a architect if you are renovating/gutting the house but leaving the original floor plan?

trini73diva

in General Discussion 7 years and 7 months ago

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allans | 7 years and 6 months ago

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For purposes of protecting your asset you should legalize the alteration or renovation by hiring an Architect or Engineer so they can file the renovation with NYC DOB. If you ever go for HELOC or bank loan where you need appraisal on the property you will have proof of renovation. I did a Brownstone gut renovation with General Contractor – All Renovation Construction (www.allrenovations.com) – they had associated Architects and Engineers that I used for my brownstone renovation. They can also answer any general questions as well – ask for Pietro Calabretta.

cate | 7 years and 6 months ago

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Also OP are you sure you are “gutting” or really need a “gut”? See these Brownstoner articles for more info: https://www.brownstoner.com/interiors-renovation/renovating-an-old-house-top-10-things-to-know/ and https://www.brownstoner.com/forums/topic/the-definition-of-gut-renovation/

slopefarm | 7 years and 6 months ago

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I disagree a bit with camp6ell above. I think there is a value in having a bit of independence between the architect and GC. Architect is your eyes and ears on the big picture (not daily) of how the work is being done, keeps things honest. There are items and specs that the architect will know need to be in the scope of work. All kinds of reasons a job this size should have an architect involved. Architect can more or less fade out as the job progresses into finishes.

wwwaustra | 7 years and 6 months ago

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we bought a place and are in the middle of a gut renovation and having an architect has helped us in many ways. Yes, ours also has some extension work, so might not be the same as your work.

But still to give you an example, if you are just going by the current plan as such and ask a GC to do the work, they might not go for symmetry, they might not be tuned to see structural complications or suggest having an experienced structural engineer look at it. A good experienced architect’s fee will pay for itself by the end of the project. The one smart move you are trying to take is reduce the soft costs by not getting permits or other added costs. But if you are like us with no knowledge of the construction industry, an architect can help keep the integrity of the place like no other.

wwwaustra | 7 years and 6 months ago

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we bought a place and are in the middle of a gut renovation and having an architect has helped us in many ways. Yes, ours also has some extension work, so might not be the same as your work.

But still to give you an example, if you are just going by the current plan as such and ask a GC to do the work, they might not go for symmetry, they might not be tuned to see structural complications or suggest having an experienced structural engineer look at it. A good experienced architect’s fee will pay for itself by the end of the project. The one smart move you are trying to take is reduce the soft costs by not getting permits or other added costs. But if you are like us with no knowledge of the construction industry, an architect can help keep the integrity of the place like no other.

camp6ell | 7 years and 6 months ago

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I encourage the use of an engineer that works well with your contractor instead of an architect. There will be much less conflict

ndupart | 7 years and 6 months ago

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I second what Cate just said “an architect can vastly improve the quality of the work without necessarily adding to the cost.” IF the architect you hire is right for your project, his fees will end up being a non-issue as his planning will lead to significant savings, smart moves and quality of work. At least, this is what I have personally experienced more than once.

cate | 7 years and 6 months ago

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If you move walls, the location of plumbing fixtures, change the egress or occupancy, you need an architect or engineer to file an application for a permit from the city. If you are, for example, swapping out an old toilet for a new one but not moving the location of the toilet, that does not require a permit. If you’re doing more than simply updating the mechanicals, painting and refinishing the floors, it’s wise to consult with an architect. Potentially, depending on the project and the architect, an architect can vastly improve the quality of the work without necessarily adding to the cost.

resident2 | 7 years and 6 months ago

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Gutting; yes you need an architect + licensed plumbers & electricians etc to pull permits.
“Renovating” : define renovating.
If all you are doing is changing kitchen cabinets & appliances, plastering, painting, sanding floors etc…. then no you do not need an architect.
If you are adding electrical services, moving/adding appliances. Changing the configuration of any doors/windows. Moving or adding a laundry room/venting etc…. then yes you are supposed to file all of this.
Some people will not because you will trigger a Real Estate tax increase, based on the permits and “Improvements”. Others will not, but be aware that if your neighbors call 311 and an inspector gets in because your contractors leave the door open, have a dumpster outside on the street etc. You will probably get a stop work order depending on what the inspector sees.

There is a huge difference between “Gutting” & “Renovating”.
What in reality does the house need and you want?