feasibility of turning an extension that wasn't filed into a legal extension

We are in contract to buy a townhouse that has an extension that doesn’t seem to be filed with the DOB. It is a 7X20 extension that serves as a laundry room. It’s cinderblock on the outside, finished on the inside but not insulated. It also blocks the window from the back room to the outside which is awful. We assumed that we’d be knocking it down and restoring the view out of the back. One contractor suggested adding to it (ie insulating, adding a bigger window, tearing down wall between back room and extension to make bigger room with light) rather than demolishing it. Is this something that can be approved with proper plans from an architect?

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in General Discussion 8 years and 2 months ago

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robyim1 | 8 years and 2 months ago

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When I bought my place it had an existing extension. Which was pretty much falling apart. We had a survey of the property done which showed the extension. Then the architect used the survey to file along with a whole house renovation which allowed us to
rebuild the extension to code. This included pouring a new slab on grade foundation, proper framing, proper support for a new deck on top, proper insulation and openings for a new door and window. Pretty much a brand new structure and it was approved based on the survey.

robyim1 | 8 years and 2 months ago

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When I bought my place it had an existing extension. Which was pretty much falling apart. We had a survey of the property done which showed the extension. Then the architect used the survey to file along with a whole house renovation which allowed us to
rebuild the extension to code. This included pouring a new slab on grade foundation, proper framing, proper support for a new deck on top, proper insulation and openings for a new door and window. Pretty much a brand new structure and it was approved based on the survey.

robyim1 | 8 years and 2 months ago

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When I bought my place it had an existing extension. Which was pretty much falling apart. We had a survey of the property done which showed the extension. Then the architect used the survey to file along with a whole house renovation which allowed us to
rebuild the extension to code. This included pouring a new slab on grade foundation, proper framing, proper support for a new deck on top, proper insulation and openings for a new door and window. Pretty much a brand new structure and it was approved based on the survey.

WRPListings | 8 years and 2 months ago

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Yes, I understand what the contractor says he CAN do is very different than what is legal…I so I’m curious about what would bring an extension up to code? are there specific features that need to be in place for a legal extension? And is it possible to bring an illegal extension up to code and have it legalized?

peaceout | 8 years and 2 months ago

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It doesn’t matter how your contractor is suggesting how to construct this. If it cannot be legalized, you will have a problem on your hands.

peaceout | 8 years and 2 months ago

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Can we communicate off line? Text me your contact info 718 5419965

WRPListings | 8 years and 2 months ago

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Thanks for this info! I think the size of the extension is probably to code (there’s more than 30 feet from the back of the extension to the end of the yard). However, to be legal does an extension have to have a foundation of a certain depth? That’s the part I’m wondering about since I doubt it has a foundation that is deep. The contractor said he could put metal beams inside to fortify the roof and also around entry between the house and the extension. BTW we are already in contract for the place and already negotiated a 50K reduction in price because of the extension issue. Thanks!

peaceout | 8 years and 2 months ago

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First and foremost you need to find out if the extension can be legalized. There are a number of factors to consider: how many ft can you go out (I believe there needs to be 30′ from the back of your building to the property line.). You need an architect who is familiar with DOB regs, can research for you whether it is on the Sanborn map, there was a period in which extensions have been grandfathered in. Bottom line is if this extension is deemed illegal and cannot be filed, I strongly suggest to take it down. You will be haunted with this extension forever, and can effect the resale of your home, mortgage or future borrowing on it. If you have work done on this illegal extension you can’t file, meaning you will be looking over your shoulder, hoping a DOB inspector doesn’t knock on your door, or a neighbor doesn’t call it in. If you love the house, have your lawyer negotiate your offer ($10-15k) stating that you will need to remove it. And technically you need a permit to take it down. Do the right thing, you want to sleep at night.