sprinklers for 1-family house

Our expeditor has told us that the DOB requires sprinklers for 1-family townhouses unless all the adjacent buildings are 1-family. Is this correct? Any idea of the cost of a sprinkler system for a 2-floor townhouse with 1900 square feet?

Guest User | 3 years and 8 months ago

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cate | 3 years and 8 months ago

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You can add update all mechanicals without gutting a house.

Guest User | 3 years and 8 months ago

string(1) "3"
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I don’t know what “there” is in “some kind of door there anyway”. We plan to have the front half of the first floor open; the stairs to the second floor will be in that open room, with nowhere to put a door. I understand the desire to avoid tax increases, but our primary goal is to get the house we want, with master bedroom, master bath, guest room, guest bath, and two offices on the second floor, living, dining, kitchen and room for a grand piano on the first floor. Also, we need to do a gut renovation: the house hadn’t been lived in for some time and there is currently no water and no heat (we have gotten rid of some radiators that burst because of the lack of heat).

randolph | 3 years and 8 months ago

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> @cate
> craft room.

i want a craft room!

cate | 3 years and 8 months ago

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If it were me, I would keep it as a two-family and do minimal renovations (just upgrade kitchens and baths, etc., no “gut” renovation) to avoid triggering tax increase, sprinkler requirements, etc. You can use the upstairs kitchen into a laundry and craft room. As for the door separating the units, wouldn’t you always need some kind of door there anyway, just for fire safety if nothing else?

Guest User | 3 years and 8 months ago

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We are discussing with our expeditor getting a letter of no objection rather than CO, to avoid the need for sprinklers. The downstairs will be mostly open, with no hall, so no place to put a door separating the downstairs from the upstairs.

jon124 | 3 years and 8 months ago

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Ithaca, wouldn’t it be more cost effective to have some minimal 2nd “kitchen” and lockable door that you can remove after the inspection or keep in place if you’d like. Your proposed change in use likely triggers tax consequences that will have you giving away additional money to the city for no reason.

dqhbeawslaiexhv | 3 years and 8 months ago

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I am not an expert, but I would question the need to get a permit to use a two family house without a CofO as a one family. As long as you do not need a permit for other reasons (change of egress, removal of a bearing wall, etc) I would think you could just go ahead and use it as a single family

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agdipierro

in General Discussion 3 years and 8 months ago

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Please have your expediter site his source.

shahnandersen

in General Discussion 3 years and 8 months ago

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This issue has come up before. Since there is no CofO, the question becomes whether or not you can get a Letter of No Objection to the change in use from a 2- to a 1-family. The reverse is true, a house without a CofO, listed as a 1-family can apply for an LNO to permit its use as a 2-famiy.

Guest User | 3 years and 8 months ago

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We were told that if we kept it as a 2-family we would have to keep two kitchens and a door to the second floor that can be locked. Neither are compatible with our plans.

colonialrevival | 3 years and 8 months ago

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Oh well sure — change in occupancy necessitates bringing everything up to latest code. Why not just leave it as 2 family?

shahnandersen

in General Discussion 3 years and 8 months ago

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I am not an expert, but I would question the need to get a permit to use a two family house without a CofO as a one family. As long as you do not need a permit for other reasons (change of egress, removal of a bearing wall, etc) I would think you could just go ahead and use it as a single family.

Guest User | 3 years and 8 months ago

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I think the problem is that the house has no CO and we have filed an application to turn it from a 2-family to a 1-family. We have also filed an Alt-2 for renovations.

colonialrevival | 3 years and 8 months ago

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If you’re under old code, by my understanding you should be grandfathered, unless you’re attempting to bring the building up to latest code.

Guest User | 3 years and 8 months ago

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Why are you asking me this? We are not intending to do unpermitted work. Our architect has applied for permits and we are waiting for them.

solehappy | 3 years and 8 months ago

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what happens when you do unpermitted work and look to sell though?

Guest User | 3 years and 8 months ago

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The question should be, regret applying for permits. We haven’t gotten any yet.
It’s going to be a long haul. But we will be a 3- minute walk to our youngest daughter, rather than a 5-hour drive (and closer to the other kids, too) so in the end I hope it will be worth it.

yudashasom | 3 years and 8 months ago

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regret getting permits yet?

ceci | 3 years and 8 months ago

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Search on this forum under Sprinklers!! There have been other threads and it might be helpful!!!