Help with possible building violation?

I purchased a newly developed apartment in Bed Stuy last year, the top floor of a brownstone.
The water heater is positioned at the end of a small narrow room/closet (about the width of a doorway). In front of the hot water system are the valves for my washer and gas dryer.
My issue is that when the stacked washer and dryer is in place there is absolutely no access to the water heater. So if there was a leak or other issue I would need a licensed gas technician to first come and remove the washer and dryer before being able to get to it.
I had a plumber in earlier this week for a repair in my bathroom and they were horrified by the situation and the fact that they couldn’t get to my water system. They said it was a violation and huge safety issue and needed to be fixed ASAP.
I have flagged the problem with the Sponsor (who I purchased the condo from and have a warranty with) but they say it passed the inspection the first time so I have no grounds.
I believe when the first inspection happened there was no washer and dryer sitting in the space in front of the water heater so it may have slipped by and the issue not been noticed.
Has anyone experienced a similar issue before and what did you do? I would ideally like the Sponsor to put another door on the other side of the water heater so it can be accessed from the common hall area in case of an emergency.
I also wondered if I should get the DOB to come out and inspect the apartment again and flag the issue. But is that opening up a giant can of worms?

maryam

in General Discussion 6 years and 9 months ago

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Guest User | 6 years and 9 months ago

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@scuds, @murph, you may be right. i admit i have a pet peeve about ignoring maintenance needs during construction (hey, let’s building pretty wooden boxes around all our radiators so you can only reach the control valve but lifting up a 20lb decorative cover with sharp edges and reaching in blindly). my current water heater experience is with a unit that’s classified as a boiler by DOB so probably a different type of unit.

Guest User | 6 years and 9 months ago

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@scuds, @murph, you may be right. i admit i have a pet peeve about ignoring maintenance needs during construction (hey, let’s building pretty wooden boxes around all our radiators so you can only reach the control valve but lifting up a 20lb decorative cover with sharp edges and reaching in blindly). my current water heater experience is with a unit that’s classified as a boiler by DOB so probably a different type of unit.

murph | 6 years and 9 months ago

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Water heaters don’t require servicing, only replacement. I had one for 25 years without a problem. Yours is brand new and under warranty , right. When you need a replacement it will all be totally different.

scuds | 6 years and 9 months ago

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It’s not that big a deal to pull a stacked washer dryer out when the water heater needs servicing, which is how often? I don’t think I’ve ever touched mine in close 10 years.

Guest User | 6 years and 9 months ago

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@scuds – that may be a solution for emergency shut-off but it doesn’t solve the problem of how to actually get the thing serviced. this is an extremely common new-construction or renovation problem – mechanicals are often installed in such a way to make them nearly impossible to maintain because nobody who is tasked with their maintenance ever gets consulted on the design.

scuds | 6 years and 9 months ago

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This is simple – have the water lines extended and the shut off valves relocated to up front, either to the side (if there’s space) or above the washer/dryer. Or if the spot where they are currently backs against a closet or some other inconspicuous space, have a carpenter install an access door in the wall, so you can reach them from the other side. Either of the above will take a semi-handy worker less than an afternoon to do. Or you can spend months going back and forth with the developer…

murph | 6 years and 9 months ago

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PTS Guy: You’re right about NAT GRID. I was advised by an employee to get them in for a small smell around an old ceiling fitting. Next thing I know they shut off the whole house. I had to get a plumber in fast because I was leaving for Italy at the weekend.

They don’t get in now without a warrant.

yudashasom | 6 years and 9 months ago

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Calling DOB on yourself is probably one of the stupidest things I’ve ever heard anyone say

You think you have a major problem now, just wait until you also involve the DOB

evg25 | 6 years and 9 months ago

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Advice about not calling the department of buildings is absolutely correct. Why stir a pot that does not need stirring.

Next, contacting National Grid could likely cause them to hang a tag which would require you then to go through a route that might be remarkably circuitous and expensive, involving plumbers, permits, inspections, Etc.

Now clearly, this does not answer your question. It does not appear that there is an obvious answer to your question. I would point out two things as follows. One, if the sponsor placed the washer dryer there, then they created the condition. Two, if you placed the washer dryer there, then you created the condition.

Your argument to the sponsor is as follows. 1 if they created the condition they should remedy it. Two, if they allowed you to place the washer and dryer there, then they knew that such an arrangement was intended for that and that they purposely, deceptively created a condition for you that would be hazardous, and potentially unsafe.

Getting a nastygram written to the sponsor might move things along. But before you write any letter, read the offering plan or, as was suggested earlier, have counsel read the offering plan so that you don’t get bogged down in the minutiae.

Again, I know this does not answer your question directly, but there does not appear to be a direct answer without serious repercussions

Much success in your journey

murph | 6 years and 9 months ago

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Failing to access the cut-off in the apartment, do you have ready access to the building cut-off in the cellar?

The NYS AG, when Andy ran it, set up and even expanded an office to look into sponsors who fail to deliver on what they talked you into. Give it a try.

resident2 | 6 years and 9 months ago

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Look at the original Condo plan from which you bought the condo. Have your Attorney read it if you do not want to go through all the legalize.
The sponsor is responsible for the mechanical & structural useability of the unit. For him to brush you off that it passed the final City inspection is not a sufficient answer.
Other owners in the building probably have a similar situation. Work as group of all the owners. You typically have seven years to hold the sponsor accountable to correct, mechanical & structural problems in the building.
Who is managing the building? If it is the sponsor, get the board to change management.

daveinbedstuy | 6 years and 9 months ago

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DO NOT CALL THE DOB. Sounds like the access door to the other side is an easy fix. Just do it. Or route a shut off valve to where it is more accessible. You’ll suffer the cost but a lot fewer headaches trying to get the sponsor involved. You should have had it inspected on your own when you bought it. If you did, your inspector is at fault. The other thing is that perhaps the W/D could bre put on wheels (ones that lock) to be easily moved out with extended hoses.

Guest User | 6 years and 9 months ago

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ditto to mat315, DO NOT call DOB on yourself. the way things are with their gas oversight right now I wouldn’t put it past them to shut your service down. i would say get an architect or a code consultant (expediting firms do this) to look at it and give you the exact details of which code sections it is violating. At first glance it looks like it’s plumbing code section 501.4, but could be more than that.

angelique.m.west | 6 years and 9 months ago

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Welcome to the world of purchasing a newly constructed apt from a sponsor. Sponsors and their contractors typically make shortcuts and will do anything to get the apartments sold. I would not call the DOB because if this is a condo you will be held responsible and if it’s a coop the building corporation will be held responsible. Two things you could do: 1) Have an architect and/or plumber certify in writing that this isn’t code compliant and 2) get a written estimate as to how much it would cost to get up to code. Then check your purchase contract and see if it has a clause that calls for the sponsor to deliver the units free of defects. Then write them and tell them you expect them to repair this. The reality is they likely will drag their feet so you may end up resolving it by coming up with a compromise in which you split the cost. Alternatively, you could have your real estate lawyer write them. Bottom line: You’re in for a long slog.

randolph | 6 years and 9 months ago

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> @Phoebe Weekes
> the Sponsor (who I purchased the condo from and have a warranty with

what does this warranty cover? i have never heard of such a thing.

mozeeatupu | 6 years and 9 months ago

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You own the unit, isn’t this your responsibility now?

maryam | 6 years and 9 months ago

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The water heater is another 4-6 feet behind it so not within reach. (And it would take two men to move the very heavy washer & dryer stack even a little). The plumber I had over could not find a way to get to the water heater and said it needed to be easily accessible in case of an emergency.

RobertGMarvin

in General Discussion 6 years and 9 months ago

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Isn’t the gas dryer connected to the gas line with a flexible hose? That might allow you [or a plumber] to move it enough to reach the shut off valve for the hot water heater.