Bringing Garden level to above grade in Brooklyn Brownstone

We just bought a 4 level brownstone in Brooklyn. The “garden level” 60% or so below grade in the rear of the building and there is no cellar/basement.

We are hoping it would be possible to dig out the backside of the building so that it is at grade so we can add some floor to ceiling windows/doors to access the backyard.

Does anyone know if this is possible? If so what is this processed called and about how would it cost.

I have been searching for some answers but most of them focus on digging out the interior of a basement so to increase ceiling height. We do not need to do that as the ceilings in the garden level are already 9 ft high. We just want to bring more light into the basement.

stevenchurch

in Renovation 5 months ago

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jimhillra | 5 months ago

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Cate’s right in that the height above the curb is measured at the front, however, there are limits as to what legal livable space can be in a cellar. A cellar cannot be used as “habitable space” which means bedroom, living room, dining room, kitchen, any rooms over 60 sq ft, etc. under certain circumstances, you are allowed a recreation room with a powder room, or a full bath providing further conditions are met.

Either way, it does mean a new C of O with restrictive declarations filed with the city stating that the cellar will not be used for eating, sleeping, cooking, or living.

All that said, it’s not difficult to meet the requirements and file the paperwork. We do it all the time.

cate | 5 months ago

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I believe the arrangement you describe is called an “English basement.” AFAIK you can dig out the back to bring in more light but this will not make the rooms above grade, which is measured at the front curb. It may be possible to make the rear legal living space but only in combination with the home above (not a separate rental apartment). An architect or expediter would be able to tell you for sure. Consider that structural work and the changing of egress and occupancy may require a CO filing, which will reset your taxes to full market value a year after the permits are closed out. There may be things you can do to achieve what you want that require only a more minor filing or no filing and that will not affect your taxes. Best wishes with your project.

Brownstone Home Inspection | 5 months ago

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anything is possible. it just depends on how deep your pockets are and how long your arms are –

i have seen it done when they take a brownstone and convert it into condos and then want to dig down to give the cellar a rear yard access. i have seen this on a house on more than one occasion.