Can I renovate a house with an open permit?

Hi all, there is a townhouse in Brooklyn that I would like to buy, but I just discovered that it has an open job filing with a structural/general open permit from 2015. Clearly this is too old to be reinstated, so it would require a great deal of effort to rectify. The intention of the job was to shore up the structural integrity by sistering joists in the cellar ceiling and adding or replacing vertical posts.

My first question is: if I buy the house and want to immediately start an unrelated renovation project, (involving plumbing, electrical, etc) will I be able to do that? Or will the DOB force me to first address the old job first?

Second: Assuming I can have both applications going at the same time, how much would you expect it would cost to fix the open permit? Assuming the job had to be superceded and redone from scratch? Include all expenses from construction to expediting, engineering and architecture.

pswannabe

in Renovation 6 years and 9 months ago

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jimhillra | 6 years and 8 months ago

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You always have the option of filing work under the code that was active when the property was built, or a more recent one. If the objection stated that the application must be filed under the 2008 code, I’d assume the building was built after 2008. If it was built before 2008, the application could most likely have been filed under the 1968 code. If built before 1968, then the 1938/prior-to-1968 code may be possible. In any of these cases, you could choose the most recent code, which these days is 2014.

There are certain sections of the code for which you cannot choose an older code, like accessibility and fire safety.

That said, there are too many possible other reasons for the code issue to venture further guesses. I’ll be in this afternoon if you’d like to call.

Jim Hill, RA, LEED AP, CPHD
Urban Pioneering Architecture
(646) 309-7259

adam_dahill | 6 years and 8 months ago

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Are you planning on obtaining a mortgage to purchase this property? Many lenders will have an issue allowing you to purchase a property with an open permit. Not saying there are no options but it’s most certainly an issue for the majority of lenders and banks.

pswannabe | 6 years and 8 months ago

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Thanks Jim, the DOB site says “More than two years with code/zone change during this period
(e.g., job application was originally filed under 1968 Code and
job must be filed in 2008 Code.) — job must be refiled.”. Under what circumstances must the 2008 code be used?

jimhillra | 6 years and 9 months ago

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It’s possible that the DOB will allow the job to be reinstated in order to close it out, depending upon a number of factors. Most likely you’d have to pay the full filing fee again. It may even be possible to reinstate it and have an architect or engineer supersede it and add work under Post Approval Amendments, depending upon what kind of work you want to add. If you can do this, it could be much easier than starting another application.

We’ve been doing a lot of superseding lately and would be happy to speak with you about it. Feel free to call.

Jim Hill, RA
Urban Pioneering Architecture