Bushwick 2 family - rear decks width shortened before closing date.

We are in contract on a 2-family in Bushwick. It’s a gut-reno job. The closing has been pushed so many times, we’re now heading into our 4th rate lock extension. It’s been an arduous journey to get to where we are and still no closing date in sight. Upon a recent visit to the home, we noticed the brand new deck that ran the width of the property off the kitchen on the main floor, has had 3ft. taken off either side. That’s cllose to 90st ft. removed from the deck and we were never told about it. Not to mention the fix is shotty construction. Not only does it change the look of the exterior, lessen the square footage, but it also brings the staircase directly into the garden now. Not off to one side. The developer/seller has been dishonest most of the way through the purchasing process. We are being told the change had to happen to pass inspection due to its wooden construction. You can’t have wooden decks run to either side of your property line. We’ve l ooked at so many of these 2 family gut reno’s in Bushwick/Bed-Stuy. They all have this type of deck of the main floor. My question is, does anyone have any experience with this?

Many thanks,
Whalien

whalien

in General Discussion 6 years and 10 months ago

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Guest User | 6 years and 10 months ago

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once all is said and done (whichever path you choose), please come back and name the developer here. file a complaint with BBB, contact the city’s department of consumer affairs, get on record with the problems you encountered with this individual/company so that others can benefit down the road.

slopefarm | 6 years and 10 months ago

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Are they leaving you with an open job that you will have to close with DOB? That can be a real headache, financial and otherwise.

randolph | 6 years and 10 months ago

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Godspeed.

whalien | 6 years and 10 months ago

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The saga continues. The seller has made a final offer. A 10k credit at closing and we take the house as-is, mostly finished with plenty of loose ends to deal with when we move in. The seller knows they can get at least another 100k if we walk, because the same home across the street identical in shape, size, and finishes, which they developed closed last month.

Nearly 6 months into this ordeal we all want this over with…our lawyer, their lawyer, our broker, their broker, our banker, their banker, us and them. They won and we won. Or they won and we lost, I don’t care anymore. Let’s move on already.

The game they played is most definitely criminal. Most of which I barely touched upon in my original post. While we have a strong case, taking it to litigation would be too costly and inefficient for us and they know it. At this point, we walk or take it as-is with the credit.

We’re probably taking it as-is. Making due with the credit as best we can and making great use of this forum in months to come. I hope my experience will help another home buyer down the road. For now, we simply want to get to the other side. Thanks again for everything Brownstoner forum. Thanks for asking @mhw365.

WRPListings | 6 years and 10 months ago

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@Whalien, what did you decide to do?

workisfun | 6 years and 10 months ago

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i sympathize with your dilemma. Been down that road, including litigation. Four years later, after more money than I will say, two kids later, many headaches later, I’ve gotta say – I would do it again. I’m no masochist, but this investment will appreciate, already has. And I now what’s behind the walls. Hapax legomenon – in this context, the idea that this house you’re looking at is the ONLY one out there and nothing else can make you happy. That is not true, but it’s a hard call, nonetheless. Good luck!

whalien | 6 years and 10 months ago

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Thanks so much @slopefam. You’ve been so kind and very helpful.

slopefarm | 6 years and 10 months ago

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whallen, no one’s done this before until they do it. Many of us hope to never do it again. And Brooklyn RE, particularly when it involves developers, flippers, etc., is a dirty business.

It is hard to get more granular with the advice here, since I don’t know the scope of your contract, what it says about the work being done, the scope of work, what was filed, what work was done that wasn’t filed, etc. The big picture dilemma as I see it is that if you bought an unrenovated house that you needed to fix up, that would be reflected in the price and you would know what you were taking on. If you bought a house that a homeowner recently renovated and updated, you would pay a premium for that and the work would most likely be reliable enough. Lots of homes are renovated for flip, and for those you also pay a reno premium and sometimes the work holds up and sometimes it doesn’t.

You have the advantage/disadvantage of seeing the fruits of the work before you close. But you are buying from a flipper. The money risk is you paid a reno premium (ie a price reflecting a renovated home) but you may wind up doing lots of stuff over again. It’s a risk. And it is also a big hassle.

While you are figuring out whether you go forward or walk away, perhaps take this weekend and see a bunch of homes that you would consider instead. Get your bearings on your options. And definitely follow earlier advice and figure out if you have grounds to declare that the flipper defaulted. Good to know your leverage, whatever you decide to do. And definitely have a professional with you to do a walk through.

dfnsnmeoxyhm | 6 years and 10 months ago

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Yes, 8th floor, check in with customer service. Know the block and lot number.

Guest User | 6 years and 10 months ago

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Go to Brooklyn DOB, Municipal Bldg. You can always ask as a condition for closing that the seller provides you with a copy of the stamped plans, but this is also public record.

whalien | 6 years and 10 months ago

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how does one go about getting plans of the home?

whalien | 6 years and 10 months ago

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@no-permitz, definitely feeling clueless. i’ve never done this before!

yudashasom | 6 years and 10 months ago

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It might look nice, but guaranteed it’s crap behind the walls that YOU will have to deal with. spray foam will be the least of your problems. they probably didn’t do it, but will have someone make a receipt.

yudashasom | 6 years and 10 months ago

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@whalien work without a permit! thats. Sry serious and it backs up what people are warning you about. i’m sorry but you really sound too clueless to be buying this.

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I had a client in the Pratt area who was incredibly proud that he bought a flip with no permits issued for under a million (this was several years ago) As he attempted to make cosmetic changes to the “new” kitchens and baths in the extension he found the place was infested with termites and had merely been sheetrocked over He had to tear down rebuild the extension… I guess that he still came out ahead but it entailed year of work and a few hundred thousand

slopefarm | 6 years and 10 months ago

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how does the scope of the work filed compare with the scope of the work they are doing? Is there significant work outside the scope of the approved plans? And does your contract specify in some way the work that is to be completed?

In our case, the flipper was attempting a major reno, including some pl;umbing and electric (not to code) but only filed the construction of a closet. The point was to have a plan on file since our contract required it, but to shield most of the work, including plumbing and electrical, from inspection.

whalien | 6 years and 10 months ago

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Only violation I could find was a working without a permit.

whalien | 6 years and 10 months ago

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Wow, that is so corrupt. I was looking last night on the DOB site and found a few of those. Thanks so much @mhw365!!

WRPListings | 6 years and 10 months ago

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There is so much in this thread already, but one thing I wanted to add, that I wish someone had told me before purchasing. Look very closely into the violations and how they have been resolved. Ours had one violation that was resolved. Our lawyer looked no further than that. After purchasing, we realized that it had been resolved by an architect who ‘self-certified’ the work. That means that the violation was removed but the work was never inspected or approved. That leaves us in a bad spot because we basically have to get that work inspected and signed off. Make sure there was no self cert process going on, or something else shady to get the violation removed.