Architect needed to aid in getting an added space on a 2family property legalized

[Kerry G.]

Hello BP community! I am in need of a reputable Architect who can draft up plan for additional living space on a 2family property, with intent to get the space legalized through zoning board-this will require pulling of permits. 

Any recommendations for consultation are greatly appreciated!

-Kerry

[Matthew Drouin]

@Kerry G. very smart to engage an architect.  Some questions I would ask before engaging them officially.

What are the building code requirements for adding this second unit?

Can you give me some example projects you’ve done where you got Zoning Board approval in this same jurisdiction?

Then take the general information you get from that meeting and ask a general contractor about a general budget. Based upon those conservative costs, what's the ROI on adding that second unit from a cash flow and value standpoint? If it costs you $200k to build it, including soft costs, and it adds $200k to the value and $6000 a year in cash flow considering financing costs (Assuming 80% LTV) at a 15% ROI. That to me would be a no brainer.

If it’s much less than that, I would think hard on what your opportunity costs are.

And then make sure that the architect you do engage is experienced on getting variances approved within that jurisdiction.  Oftentimes there is a Zoning Board Of Appeals that is comprised of volunteers who need to review and then collectively approve the variances you are asking for.  An experienced architect will know what to anticipate.  And also having an architect with expertise in your area means that they should understand the zoning code like the back of their hand.  Sometimes complying with one part of the zoning code by making a slight change will trigger another part of the code.  For instance, sometimes they will have a parking requirement for increasing density.  If you have to add another spot, it might trigger max lot coverage or set back requirements from lot lines.

You may pay more for an experienced architect but it’s worth it