All Forum Posts by: Eric Teran

@Jessica Miller I currently have a couple projects in Baltimore. I am happy to help after April 12th if you are still looking for an architect.

Does the basement have 7’ ceiling height or do you have to drop the slab and possibly do underpinning?

@Leo Watts the $5k to $15k was just electrical. Cellar conversions run around $100k to $175k. This depends on many many many factors but this is what I've seen in the last couple of years. It is only going to get more expensive as construction costs have gone through the roof. 

The height limit is rarely an issue. The three stories are what can get most developers if they don't realize the cellar is a basement. The cellar distinction is incredibly important and is what everyone should want. 

@Jeremy D. go to this link that gives you the use codes for DC. Residential-Conversion-Less is defined as, "Structure with more than 1 single-family unit, but less than 5; usually self-contained, under 1 roof; few accessory uses; 1 unit may be
owner-occupied; original primary use not multi-family." This means that there can be two units but not condos. This happens sometimes when an owner separates the unit legally but doesn't make it into a condo. Once it is a condo they can sell the unit separately from the other one. If they do not do the condo conversion they can't sell the condos separately. At least that is my understanding of why developers do a condo conversion. 

@Joaquin Camarasa getting a permit for creating a duplex is just like any other permit but it may need more work. Like DC Water and DDOT. DC Water may be needed because you are now adding more fixtures (including fire sprinklers) and that will require at least a 1" water meter and service line. However, the review process with DCRA is the same process. It will take around two to four months for plans to be approved once submitted. 

For construction, the inspection is the same. What takes a while is the condo conversion which is around four to six months. Lawyers normally handle this. 

@Jeremy D. on the link I sent for property quest under "Ownership and Taxes" there is a subject called, "Use" and to the right, it will say something like, "residential row single-family" which means it is one house (one meter). If there are apartments, "Residential-Apartment" and if there are condos, "condos on this lot" and then it will list all the owners. Apartment and Condos will most likely have meters for each unit. Sometimes for older apartments, they are hidden in the cellar.

Type in these three addresses for examples which are all a block from each other: 647 16th sT NE (RF-1 single-family), 1537 GAles ST NE (RA-2 apartment), and 619 16th ST NE (RF-1 Condo) 

I do have one client who bought a house back in the '90s that had separate meters. However, this was never recorded and a certificate of occupancy never obtained. Now he wants to make it a legal unit and we have to convince DC that it has always been a rental so that it is grandfathered. If we can't convince them then we have to take all the measures of separating a unit. So sometimes there are two meters but it doesn't mean it is recognized legally. 

@Joaquin Camarasa most DC RF-1 homes are two stories over a cellar (not a basement, will explain later) and most owners will make the cellar a separate unit. Bigger projects include adding a 3rd floor to make the 2nd/3rd floor a unit and the cellar/1st floor another unit. When you separate the unit there is a lot of work that goes into moving all the wiring from one panel to the other. The panels themselves don't cost much. It is all the labor and wiring. If someone has an illegal unit they most likely do not want to spend the extra money to do all this work. I have some clients who did this many years ago and they now want to make it legal. I have other clients who have bought homes knowing there was an illegal rental unit in which they then want to make it legal to obtain a certificate of occupancy. Adding a separate meter can add $5k to $15k depending on the existing conditions. 

In regards to a cellar and basement, the reason for the difference is that DC counts a basement as a story but not a cellar. If it is in the RF-1 zone a house can only be 3 stories so if the basement counts as a story the owner cannot add another floor. If it is a cellar a 3rd floor can be added. It is considered a cellar if the 1st-floor level is less than 5'-0" from the existing grade at the front door. 

@Jeremy D. You can go to https://propertyquest.dc.gov and type in any address. If it is in a RF-1 zone it will state single family or two dwelling unit on the left hand side. If it is a two dwelling unit it will be separate meters because it can’t legally be two units without separate meters. Of course there are illegal rented units and those most likely won’t have a separate meter as it is a big costs to do.

The utility company will most likely be a dead end. You can also check google maps street view and see if you can spot both meters.

Good luck.

@Steven Bates the Architect should be designing all the site features and working with the civil engineer to confirm that it works.

For questions #8 you can ask the civil engineer and for question #9 you can ask the civil and contractor. It may not even be a requirement in Loudoun county but it has been for me in Arlington and Fairfax.

@Dante Moore it sucks you are in this position. However, you can’t do much about it and have to accept it to move forward.

Who knows what happened between the electrician, the homeowner, the contractor, and anyone else that may have been involved on not closing the permit? Who knows what has happened since that time to the electrical components of the house?

Filling out the paperwork is easy. The time consuming part is the electrician going to the house and verifying if everything is still up to code. Then they have to call for an inspection and wait until the inspector shows up. I believe this is a minimum of two hours worth of work and who knows how far they are driving form and how long they may wait for the inspector.

You can try to find someone else but it will probably be cheaper to use the original electrician.

@Steven Bates has your Architect designed anything yet? If they haven’t I would ask the following:

1. Where on the site should the warehouse be located to minimize grading and storm water issues?

2. Can roof drainage be drained on the lot, catch basin, or tied directly to the storm system?

3. What is their fee for a topography survey (include utility locations), storm water plans, grading, arborist (if needed), and any other requirement the county may require? When they do their survey be sure it is based on a County datum.

4. Once an Architect provides plans how long does it take to have plans ready to submit to the county?

5. Do they do the county submissions for their plans?

6. If parking is required for your project for they provide parking plans? Do they figure out the number of spaces required or that need to be ADA accessible (usually an architect will work with the civil engineer on this)?

7. Do they design site walls if needed?

8. Do they provide erosion and sediment control plans? Usually it is part of the storm water management plans.

9. Do they do field inspections during construction.? Usually they need to be an RLD (responsible land disturber). This is an easy license to obtain. I had one for three years and usually contractors have them. it is nice if they have someone on staff.

That is all I can think of for now. If I think of anything else I will let you know.

@Brooke Kaine thank you for the contact. I'll reach out to him today.