All Forum Posts by: Jared W Smith

Quote from @Robert Ellis:

Quote from @Jared W Smith:

Quote from @Robert Ellis:

Quote from @Chris Morris:

An architect told me that the structural engineer services for building a 1000 sq ft 2 story ADU in Los Angeles would be $15K-20K. Does that seal reasonable?

My lot is flat and 'unremarkable', btw.

 my structural engineer charges $750 per plan review and I have an offshore architect and drafter. I'd get 5+ quotes that's crazy even in cali for an engineer. 

Your engineer is "rubber stamping'. Not legal in most states for PEs and RAs.  

What even is an "offshore Architect". Meaning they are an Architect elsewhere? 

-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)
 

 My engineer walks the site and meets with me in person and reviews all the plans, plus he makes 3 visits throughout the duration of the project to check framing, fire assemblies, etc. he's a structural engineer and would never take a risk that would lose is professional engineer license. we are hands on and he's local to my market. I was just saying 15k for one dwelling unit is nuts. 

an offshore architect is an architect not located in the United States. it means he can get to projects quicker, faster, more affordable, and higher quality than most architects in the United States. most architects want 10k for a set of drawings and I can get it done for 1/5 of that. I handle all of the design, compliance, building department plans reviews, etc as a service on projects we do. we are more of a boutique development firm for infill lots for single and multifamily. 

Problem is you have a whole system in place and knowledgeable on the processes. Some novice is going to come on here and see “$750” and think that’s normal. That’s not even close to average. I agree $15k for an ADU’s structural is a lot. Probably on par with $5-7k in my opinion. 

And you’re right, I’d charge $10k for a set of drawings but that comes with the professional insight and access to an Architect. And again you have a system with architectural but you also take a lot of liability for filling in the missing pieces that the foreign architect doesn’t do. Having a US licensed Architect takes all that away from the Owner/Client. 

You are the exception. People need to know that. If they’re willing to implement your systems, then go for it but know what that entails. 

Quote from @Robert Ellis:

Quote from @Chris Morris:

An architect told me that the structural engineer services for building a 1000 sq ft 2 story ADU in Los Angeles would be $15K-20K. Does that seal reasonable?

My lot is flat and 'unremarkable', btw.

 my structural engineer charges $750 per plan review and I have an offshore architect and drafter. I'd get 5+ quotes that's crazy even in cali for an engineer. 

Your engineer is "rubber stamping'. Not legal in most states for PEs and RAs.  

What even is an "offshore Architect". Meaning they are an Architect elsewhere? 

-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)
 

Quote from @Kevin Paulk:

Hey @James Bavaro I agree with what @Mohammed Rahman said about its only one quote. 

There are a few DOB violation removal companies throughout the boroughs. Connect with a few and get a 2nd, 3rd or 4th opinion. 

Good Luck!

I would not trust any violation removal company to this. More complex of a process different than a violation. I've seen these companies try and fail and the Owner just wasted money. Best to go directly to an Architect. 

-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)

Quote from @Jeremy Mendenhall:

Yes, go down and talk to you DOB (or whoever handles the permitting), and ask if they can tell you how many of the other inspections were actually completed on schedule during the building process. If it really was just the final inspection missing, that’s an acceptable level of risk for me. But… if none of the inspections were completed at all, and the building was completely built after the permit was first polled, I might be more worried.

In my case, the structure was a highend and very large garage that was well-built, and really was only missing the final. So I felt comfortable with it.

@James Bavaro- This information (permit, completed inspections, remaining tasks) is all available online. You just need to know where to look. I would avoid going to or calling DOB as they could convolute the situation not understanding the situation. The clerks are generalist. 

Online research is best approach. Go here: https://a810-bisweb.nyc.gov/bisweb/bispi00.jsp  and input block/lot OR borough + street number + street name. Then scroll down to "Jobs/Filings". It gets a little complex once you get in from here if you don't know what you're looking for or reading. DM if you need help. 

-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)

Don't walk but run @James Bavaro. 

These types of projects come across my desk every other week. I have spoken on these types of projects hundreds of times. I don't know if your Architect is savvy to NYC but if he's willing to charge you $12k to close the permit, then I'd get him to put that in writing guaranteeing that fee and sign it ASAP. The house isn't a legal 2-fam. And if the seller won't budge then you shouldn't be purchasing it as one, but valued as a SFH if they're not willing to complete the leg work for the CO.

The first problem is the permit was opened in 2005 and then built. As others mentioned, you will need to see what inspections, if any, were completed. Often times none were done. Secondly, the DOB clerks NEVER give you the whole picture. They aren't the ones reviewing the forms, plans/drawings to provide the necessary approvals. You will be paying way more than $200 in fees. Mark my words. And lastly, and most problematic, there's been several Building Code changes since 2005. It's likely, especially if no inspections were done, you'll need a full set of documents to show compliance with today's codes. This will trigger a bunch of things that could be costly to change.  

Another note about the Architect, if an Architect has to supersede the prior Architect of Record, this brings on a lot of liability since they weren't present for the construction and didn't create any of the documents. $12k is super low in that case. 

And as @Mohammed Rahman said, DO NOT proceed with Closing without getting a full grasp of what obtaining the legal 2-fam CO will require and thoroughly discounting the price if you are still willing to purchase. I had a prospective client Close and come to me with a similar situation. I wasn't willing to take on the liability for the cost he wanted. It's been years trying to get it closed out and he has not been successful. I recommended he reach out to the original Architect to see if he'd do it, however with these old projects they may not be practicing architecture any longer or be dead.   

DM me to discuss in more detail. 

-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)

Quote from @Chris Seveney:

Quote from @Tia Ricketts:

I am a fairly new (2.5 years) BRRR investor in the Pittsburgh Area and I've found myself in a tough situation where a property I bought at the sheriff sale (sight unseen …. I know 🫠) was condemned.
I just had a structural engineer and a professional builder come out and the general advice is to tear down the structure due to major foundation issues that will be costly to address.

I am now considering replacing the structure with a pre-fabricated SFH due to financial restraints. 
Has anyone used this option before? Any recommendations for companies that are easy to work with? Reasonable prices? Reasonable turnaround time for getting the pre fab onto the job site? 
I have so many questions!

 They typically do not save you a ton of money. You can save in time and have a better idea on schedule, but you still have to have site and foundation work done and at end of the day, its not a huge savings, just convenience.

Exactly what @Chris Seveney said is accurate. Cost comparison will be negligible. And depending on the project locale, having an experienced builder in the pre-fabricated space is crucial to the success of the project. All the best

-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)
 

Quote from @Bob Stevens:

Quote from @Dennis Gallof:

Hi,

My father purchased this 2-family house (R5 Zone) back in 1976 in Astoria Queens, and just like many other landlords in NYC he rents out the cellar/basement.

I've been reading online the definition between a basement and cellar based on the link below, and I think my father's falls under a cellar. Even though the property slopes down and on the side of the building there are full size windows going all the way back, and then windows and separate entrance from the back. You can also access this apartment from the main entrance that has stairs going down to the apt; so it has a front and back entrance.

https://www.nyc.gov/site/hpd/services-and-information/basement-and-cellar.page

My father is getting older and he just doesn't want to deal with the house anymore, and will be passing it down to me. The house is paid off, and I'm trying to see what my best option is to do with it.

I would like to do a full gut renovation on all 3 apartments, but I would like to be able to see if it's possible to convert the cellar to be a legal apartment and get a CO that states "multi-dwelling" instead of "2-family".

Does anyone have any experience with this? Would reaching out to a real estate lawyer or architect be better to see if it's possible to convert to a legal apt?

I came across this article and it seems like there is a push for this and to make basement/cellar apartments legal but still hasn't happened. It looks like they launched a pilot program in 2019 but costing homeowners up to $1M to do the conversion.

https://citylimits.org/2023/03/13/in-new-yorks-fight-to-legalize-basement-apartments-what-about-cellars/

I don't want to end up selling the place because it is good cash flow and would be even better once I renovate all the apartments.

Thank you.

 Call the city and ask, 

This is NYC. Doesn't work like that. The clerks that answer the phones are not privy to Codes and what applies to your problem/issue. Additionally, they don't have the time or resources to research and investigate Owners calling with questions on legality of property/building renovations or proposed changes. In smaller jurisdictions, absolutely. 

Hello @Dennis Gallof

Thanks for posting. There are very specific requirements that must be completed for a legal cellar basement to be rented out. I have done it for some clients and for others sometimes it's not feasible or economical. It all depends on Code compliance at that particular building. It's a conversion process and is quite complex to design, formally file and obtain new CO. Just note- there are further restriction on creating a rental unit in a cellar for single family and 2-fam. So a thorough review of the lowest floor is a must. DM me if you'd looking for services on your best options and best steps forward.

-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)
      

@Kevin King

Thanks for the clarification. So the problem is typically a half bath/powder room is adjacent to the living/dining room for access by guest. However by putting it in the back behind the kitchen, it's closer for guest who are in the living/dining room to just go to the main full bath. Therefore that half bath will rarely be used. Yes, its an extra bath for the occupants but not really realistic the way most people would want to use it. 

My recommendation would be to just make a full bath as an ensuite for bedroom #1. It's already at the back of the house. Then I feel it would be more bang for your buck. Also, yes rotate the stackable washer/dryer to the hallway not through kitchen. (OR another option is to add half bath in the upper right corner but this would be costly since all the plumbing is not nearby for running lines. However then this would be a true powder room.)  

-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)

Your plans are missing information to assess, like where's the main entry and living room? Is that the area with the dotted lines? OR is what you've shown the whole place? Where does the hallway go then? 

I design and complete compact and super efficient plans on a regular basis. Based on the plans it looks like you're tying to limit the amount of renovation work but creating a pretty poor design overall. I may be missing some information that you aren't conveying in these drawings. If you're trying to increase value, neither of these options are ideal or efficient.   

I see two possible options but would need to better understand the whole house/unit first.

What is your Architect saying? What are their ideas? If he/she is halfway decent, then he'd have alternative options to make this work out better. 

-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)