All Forum Posts by: Jared W Smith

Quote from @Deanna Beadle:

How does one go about obtaining a basic floor plan of their AirBNB to submit to the city/county? What is a reasonable price to hire someone to go on site to measure the home and then draw the plans?

Your first question is to ask the City/County, what is the intent behind needing the floor plan. Knowing this will inform you of who you need to hire to complete the task. They could be looking at the space to check legal egress, ceiling heights, window location and size, fire separation between units/hazardous areas (like boiler rooms, etc.) or a whole host of other things. A drafter or app can get it together but you may need an Architect or Engineer if it's a life safety review/submission. 

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

Quote from @Alan F.:

Quote from @Sami Gren:

HI,

I am using a contractor for a full apt gut rehab, I would like to know if anyone has a contractor's contract that I can work off (of course will add or take off accordingly) he is a new contractor, so he doesn't have one,  [I am using him because I have used him for past several years on smaller projects, so I know to trust him.]

Thank you

 A contractor is supposed to be well versed with writing contracts, hence "contractor"

AIA (American Institute of Architects) has some good resources.

A good tradesmen doesn't always make a good contractor. 

If this Contractor is new and doesn't have their own contracts, the AIA ones will be very complicated. Those are typically meant for larger projects and with well versed Contractors. It really depends on the scope of work too.  

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

Hello @Roberto Rohann

I appreciate the post as I am a native Westchester County resident with my office based in Yonkers so I know the City and surrounding areas well. I work with single and multi-family Owners & investors to rehab their properties for various exit strategies. I've dealt with the existing rehab as well as the new lot new development route. I am in the preliminary stages on one in Yonkers as we speak. However, the benefit to the Owner is they already own the lot as it's adjacent to their home. So the purchase of the home included the empty lot. So they only have to factor the build cost and other soft cost.

The problem at hand with a new build is finding the land, the cost of the land, clearing/prepping the land and bringing utilities in. This all comes at a cost. You want a desirable location plus with minimal sloping/grading issues and minimal trees. This will be difficult to find for cheap. 

My most recent build cost I put together for a house build on an empty lot was at $300/SF as base cost. This will vary based on foundation type and cost and ALL finishes- interior and exterior. 

Also, the builder is going to need periodic payment draws as the project progresses. Not sure of your avenue with questioning, when you (or someone) has to carry the construction loan. Additionally, you will have carrying cost from the purchase of land, approval of permits and time to construct.

DM me if you are looking for the necessary due diligence services with lot(s) in mind for the build. 

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

Quote from @Alex U.:

How does one figure out what is a fair fee to pay architects? I am seeing ADU architects all charging about the same amount, but not really designing anything new. ADUs designs are fairly basic. An Designer/Architect has a dozen or so designs in their catalog. They ask you to pick the one you want. They take that plot in on a site map and charge roughly $12-16k per ADU. They run it through permitting etc. If you are doing multiple, they may charge around $7k/per adu for the same design.

Sure there is work involved, however, let's assume you pay the designer, $150/hour( at $16k, you would be at 106 hours). Plotting a design on a sitemap, and spending 4-8 hours with the client, for feedback, should be closer to $6k for an ADU.

Would like to hear what other folks are seeing?

No offense but you're speaking shows an ignorance to the process. The biggest factor others have alluded to is RISK. Do you question an Attorney's hourly rate or a Doctor's? Then why for Architects & Engineers? A lot of people see something a few times and want to be like "Oh I can do that!" or "That's not difficult, you shouldn't charge so much." You get what you pay for. Get a drafter and see how it differs from a design professional as @Matthew Paul said. And @Bruce Woodruff is correct in that we have to cover our expenses. We take the liability so you don't.    

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

Welcome to the forum! @Chris Santana Sr & @Roberto Rohann

Westchester is diverse. All the best in your searches!  

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

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)