HELP! Brownstone Deck (I’m going to jump off a bridge)

My husband and I have been undergoing a renovation for the past 2 years and I’ve aged at least 20 years. From dealing with shady roofers, disappearing dry wallers, and absent-minded architect and worst of all POS plumbers. We’re now dealing with an overzealous DOB reviewer for a deck we’re trying to build. I could REALLY REALLY use advice.

The main problem is that we’re trying to do everything by the book. Filing the proper paper work, etc. I COMPLETELY understand why people do things illegally.

– We hired a great architect to do the drawing etc.
– The architect is working with an expediter that he knows.
– We have a very good contractor on hold to build the deck once it’s approved.
– The house is landmarked but fortunately the backyard is complexly viewless from the street.
– We’re removing a window to add a door.

We submitted all our plans and the reviewer threw the book at us.
– A new asbestos test even thought we already received an ACP5. I’ve already paid $1000 dollars to have another test done and there’s thankfully still no asbestos (eyeroll).
– There are requesting 12 special inspections by a 3rd party. Meaning i have to pay someone thousands of dollars to inspect for the below.
– 1 Structural steel – Welding
– 2 Structural steel – high strength bolting
– 3 Structural cold-formed steel
– 4 Concrete – cast in place
– 5 Subgrade inspection
– 6 Structural stability – existing building
– 7 Excavations – sheeting, shoring, and bracing
– 8 Post-installed Anchors
– 9 Concrete design mix TR3
– 10 Concrete sample and testing TR2
– 11 Footing and Foundation
– 12 Energy code compliance inspection TR8

DOES ANYONE have experience with this and can provide recommendations? Thinking bout spending another 5k on inspections alone makes me want to puke.

Guest User | 4 years and 11 months ago

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conorl

in General Discussion 4 years and 9 months ago

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Hi SamLee. Are you happy with you architect and expediter? Can you provide a recommendation?

jcarch | 4 years and 11 months ago

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Hi SamLee, sections 1704.20.2 and 3304.4.1 of the 2014 building code stipulate that less than 5′ of excavation means no inspection needed. You can access the code here:
https://www1.nyc.gov/site/buildings/codes/2014-construction-codes.page#bldgs

Guest User | 4 years and 11 months ago

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I found the responses fascinating also. People can be so helpful. I’m truly humbled.

pp145 : As of right now the construction for the deck is 12K. 10 for the deck and 2 for the opening. Architect expediter and filing fees are about 10K. The testing will cost me another 4ish. This experience…. priceless

Guest User | 4 years and 11 months ago

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This is a fascinating conversation.. Btw, how much are you budgeting for this project.. someone gave me a quote of $20k to build a 18ftx15ft deck, and I wonder if its in the ballpark assuming all paperwork, construction, design, material cost etc.

Guest User | 4 years and 11 months ago

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jcarch: Sorry but I have one more followup question. Do you know where I can get the information to backup the note below?

“You only have to do excavation inspection if you’re excavating more than 5′. That shouldn’t be necessary for deck footings (top of footing has to be 3′ below grade, which typically means bottom of footing at 4′, so no inspection. ”

I’m going to try to go to tenants night tomorrow at the DOB and I’ll discuss this with someone.

jcarch | 4 years and 11 months ago

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If you’re paying your architect/expediter to do this, let them do it for you. They may need to change some things on the drawings (cold-formed steel, type of anchor bolts, concrete waiver statement on drawings, etc.). And I don’t know any details of your project, so some items I’m suggesting may not be feasible (maybe those anchors are tying the deck to the back of the building, so can’t be placed in freshly poured concrete). Good luck.

Guest User | 4 years and 11 months ago

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jcarch , you’re my new best friend. I’m going to review this information and possibly reach out to DOB myself.

Guest User | 4 years and 11 months ago

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THANK YOU SOOO MUCH. I’ll reach out to Twin Peaks and All Phase Testing. The architect is currently working on getting rid of some of the tests. He can also do the TR8. Super super helpful.

jcarch | 4 years and 11 months ago

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A number of those tests are almost certainly not needed. First, there’s likely no need for the deck to utilize both bolting and welding – if they weld everything, or bolt everything, you can cross one of those off (drawings will have to be revised to show this). You’re deck is going to have cold-formed steel? Those would be galvanized studs/joists that are very thin, not I-beams or something similar. If you do have cold-formed in the deck design, get rid of it, it shouldn’t be used in a deck where it’s exposed to the elements. You only have to do excavation inspection if you’re excavating more than 5′. That shouldn’t be necessary for deck footings (top of footing has to be 3′ below grade, which typically means bottom of footing at 4′, so no inspection. You can avoid the anchors inspection if you substitute anchor bolts that are set into the footings when they’re poured. You don’t have to do to the TR2 or TR3 inspections unless you have more than 50 cubic yards of concrete being poured (you won’t have that much). Lastly, as your building is in a landmarked distri ct, you’re exempt from energy code requirements (the correct box has to be checked on the PW-1 form, and you have to send an e-mail w/ some simple documentation to the LPC…they’ll send you back a letter stating that you’re exempt.

Your architect/expediter should really know about this.

kassie319 | 4 years and 11 months ago

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I did this in 2017. Filed standard application and got objections on egress. The expediter I used had never filed a deck and couldn’t unravel it with the plan reviewer. I withdrew it and filed a self certification with an Brooklyn expeditor who had done it numerous times. Off the top of my head we did all special inspections listed above except for 8-10. I had to use a couple of outside inspectors for those my applicant of record didn’t cover. Can your architect cover any of these? The expediter should be able to advise if you can get rid of some, 9-10 for example, I dont think the footings you need for a deck fall withing the quantity required for inspection. I used All Phase Testing for the soil bore and Twin Peaks for the inspections not covered by my AOR and Joseph Fellner in Park Slope was the expediter.