Possible Illegal Reno

I’m wanting to place an offer on a two bed in prospect heights.  It’s a coop.  The sellers have moved the kitchen sink and appliances, upgraded the electric system, and (I believe) altered plumbing in both a full bath and half bath.  They had board approval but did not get permits.  They are claiming permits are not necessay. I am uncovinced this is correct and am curious how much this should worry me. The board did insist on liscensed prof’s–so I’m assuming the work was done correctly.  Is this something than can be remedied?  Is it even worth it?

jonjr

in Real Estate - General 12 years and 8 months ago

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greenmountain | 12 years and 8 months ago

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Altering plumbing does not necassarily require a permit.  In 2009 the DOB started Ordinary Plumbing reports, which a licensed plumber submits for many jobs each month, which fit the requirements.  It may be possible to move fixture locations legally without a permit, probably depending on on how far.  Search on the DOB site and you will find the details.  Not the same re electric work.  Consult an electrician if you must know, or if you want a safety check.

jonjr | 12 years and 8 months ago

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My broker feels the biggest issue is the possibility of insurance denying a claim in the event of a fire or flood, etc.  Is that a legitimate concern?  And is an architect a better choice than an inspector?

agdipierro

in Real Estate - General 12 years and 8 months ago

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Have a licensed architect walk through the apartment with you. I don’t think it matters that it wasn’t filed but I would be concerned if something were done that is flagrantly non-compliant. If the bathrooms and the kitchens were relocated, they should be laid out to comply with LL 58/87 (The NYC Guidlines for Adaptability).

daveinbedstuy | 12 years and 8 months ago

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He won’t.  But if he sees sloppy workmanship outside the walls he’ll have a good idea.  Problem is that no one is going to let you tear open walls to inspect before you purchase.   How long ago was it done?  It’s probably fine.  Just because it may or may not have been done to code doesn’t mean it’s going to leak or something.   Just check to make sure the sink drains properly.  If it was moved, it may (or may not) be too far from the vent stack, but chances are it isn’t and the vent works fine.  Find out where everything was before it was moved and ask your inspector about it.

jonjr | 12 years and 8 months ago

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My wife seems to feel the same.  How will an inspector be able to tell if things behind walls (plumbing, electric) are done correctly and to code?

daveinbedstuy | 12 years and 8 months ago

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Unless there are DOB violations, it really doesn’t matter.  Most houses are full of illegal work.  it is surprising that the coop didn’t make them get permits but then neither did my condo in Manhattan years ago. They just wanted to make sure I was using licensed and insured contractors.  Your mortgage company won’t care.  Get an inspection to make sure it was done correctly.