Expeditor fees for an alt-1 and ADA bathroom requirements for a 2-family

Gotcha, thanks for the additional details! That’s good to know. If we weren’t applying for new DOB permits for our renovation, I prob wouldn’t be that proactive about getting our COO updated either.

DazednConfused

in Renovation 3 years and 2 months ago

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cate | 3 years and 2 months ago

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Jimhillra, is it possible that keeping a two-family but switching from double duplex to triplex over rental won’t change egress and thus could be done with an Alt-2? After all, they’re still going to be using the same three exits and the same doors and hallways to access those exits (because this is a townhouse). If they intend to have a parlor floor exit at the rear (via a door in a former window) to a deck or staircase down to the garden eventually, perhaps they could add that in at a later date.

jimhillra | 3 years and 2 months ago

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Cate, with the caveat that every case is different depending upon the actual configuration, I would assume the unit that was the lower level of the duplex would no longer have access to the parlor floor exit, so this would be a change of egress, therefore an Alt 1.

It would also have to do with the C of O. If the building has one, it will show which floors make up the individual units. The new configuration would no longer be “consistent with the current Certificate of Occupancy”, which is one of the triggers for an Alt 1 in the new DOB NOW filing system. [Screenshot 2022-02-28 111539](//muut.com/u/brownstoner/s1/:brownstoner:CZ7P:screenshot20220228111539.jpg.jpg)

Exits to the rear are not typically an acceptable means of egress unless it’s a fire escape, which a deck is not because fire escapes must also provide access to the roof.

DazednConfused | 3 years and 2 months ago

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@jimhillra @bobjbkln @cate, appreciate all the additional details and clarification about Alt-1s. That’s a good point about the garden floor level no longer having access to the parlor exit–that will be the case for us in our configuration. Also my [current COO](https://ibb.co/XFyRYW3) is annoying explicit, so yes, do think we’d run into the consistency issue pretty quickly. Given all this, I do feel more at ease proceeding with an Alt-1.

cate | 3 years and 2 months ago

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Thank you, jimhillra for clarifying. Very interesting!

jimhillra | 3 years and 2 months ago

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Happy to help!

jaskin | 3 years and 2 months ago

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@ithaca, did the DOB push back on using non tax assessment documents for building/land value calculations? We are running into the sprinkler requirement issue on our 3 unit townhouse renovation.

jaskin | 3 years and 2 months ago

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@jimhiilra, I saw you comment on a few posts on sprinkler requirements! Do you have any suggestions for getting around the requirement? The DOB is not accepting the 2021-2022 final tax assessment value and are insisting we use the tenative 2022-2023 value, which was $200k less. From my review of the code, I believe it clearly states they use the “final” value, so I am a bit lost for solutions.

Guest User | 3 years and 2 months ago

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I imagine the rules are different for 3-unit buildings and 1-family, which is what we are turning our house into. All I know is that when we were going through this our expeditor wrote: “This examiner will not allow the application to be approved without sprinklers, apart from this calculation. D and I got her to say that if the cost of construction (that she established) was less than 30% of the cost of replacement of the entire building, then she would approve the application without sprinklers. It appears to be the only way.” We got the figure and the permit was approved without sprinklers.

jaskin | 3 years and 2 months ago

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@ithaca, understood, thank you! I will talk it over with my expeditor for sure

jimhillra | 3 years and 2 months ago

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I would try referencing the document that establishes the method of calculating the value of the building. Google 1-RCNY 3606-01. It very clearly states the most recent final assessment roll.

Also, make sure you’re using the formula provided in that publication (it looks confusing, but it’s not really so bad), AND THEN MULTIPLY THAT BY 1.25 as directed in the building code definition of the “VALUE (OF EXISTING BUILDING OR SPACE). The value of an existing building shall be determined at the option of the applicant on the basis of one and one-quarter times the current assessed valuation of the building, as adjusted by the current State equalization rate…”

weng33 | 3 years and 2 months ago

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For what it’s worth — we bought a 2 family townhouse: duplex with garden apartment below but the COO describes a 3rd story apartment with a Duplex below. We raised it with the developer and our attorney. To fix, we needed to pay an extra 10k to update the COO, but we decided not to. Apparently it’s pretty common to have have wrong descriptions in the COO after years and years of renovations. We were told as long as the COO is for a 2 family, we should be fine. (Of course the risk is that a future buyer won’t be happy about this and may back out of the sale.)

DazednConfused | 3 years and 2 months ago

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@JP, just wondering, did you do any DOB-permitted renovations after your purchase?

weng33 | 3 years and 2 months ago

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We did not. We did have an open permit at closing for which money was set aside in escrow. We lived in the house for 2 months when DOB came for the final construction sign off for which the developer showed up as well and later got the money in escrow. No mention of COO was brought up.