12:18 PM 10/26/2011
s We just entered into contract on a three story (two floors/garden) building in Carroll Gardens. There's no C of O but tax classed as a 2-family, used as a one. We're going to need to do a moderate amount of work once we close (that is, assuming this usage/classification disparity doesn't bite us in the booty when it comes to getting a mortgage). We'll need to have a wholesale electrical update, kitchen remodel, and one bathroom expanded and redone.
My questions are really about timing--how long does it take to get permits on the stuff that needs permitting (I'm assuming the electrical and bathroom expansion do, but maybe not the kitchen, since we're not going to change its location)? Will the fact that we have no C of O slow this down or even put the kibosh on entirely until we get one? And how long do such renovations usually take?
It's really the electrical update I'm worried about, as we'll have two other bathrooms to use and can manage with a toaster oven for a little bit sans cuisine. Basically, I'm wondering if it's reasonable to think we can have the electrician or whatever pull permits before we close so that we can have the lights on within a month of closing, while we stay in our rental. Of course, we want to keep the plaster as intact as possible...
It should not take you more than 2-3 months. It depends on how much gut renovation are you planning to do. i remember for my house everything took 2.5 months. But if you to change the arctitecural plan then it will take long tim for you. YOur architect has to do apporve ur plan from building department and do all the work. hey if you need a contractor let me know, i can give you my contractor name and he is really nice. thanks hope this help a bit.
12:52 PM 10/26/2011 | 0 Votes
Hi. I am an architect at Agencie Group. We're architects and engineers and work on residential projects of all scales: www.agenciegroup.com
The electrician typically pulls a permit from the Bureau of Electrical Control, although this has been changing recently as the Buildings Dept. is bringing that approval process in-house. An electrican can pull ther permit quite quickly, and could begin work immediately. However, it would be challenging to have the electrician upgrade a panel and install wiring without knowing the future layouts of swiches and outlets, and specialty appliances for the kitchen or for heating (thermostats) and cooling.
As a homeowner, i understand the burden of carrying a mortgage while paying rent somewhere else during a renovation. In my opinion, the most efficient, and cost friendly manner to guide the process is to design the space as your needs and budget permit, and to have the plumbing and electrical systems support the new layouts. It is not an issue if your home does not have a CO, nor do you need to obtain one to work on the property. It sounds like your proposed scope of work can be handled as an Alteration Type II application to the DoB. Approved applications can be obtained withing 4-6 weeks of filing.
I would be pleased to be considered for your project. Please visit our website, or feel free to contact me directly:
Principal, Agencie Group LLC
t: 212 203-0291
All Best - aC
1:08 PM 10/26/2011 | 0 Votes
You can get same day approval from the DOB for an Alt 2. A single drawing from an architect/engineer will suffice for approval.
Sign with contractors after you close.
An electrician can get their permit in a day. Once the Alt 2 is approved, all contractors can get their permits in a day.
1:29 PM 10/26/2011 | 0 Votes
The new appliances will take you 1 day get delivered. Call me or email me for outstanding prices on kitchen appliances. I am in the Brownstoner directory.
1:49 PM 10/26/2011 | 0 Votes
If that is all you are doing then you can get a permit in a week. Same day review in Brooklyn stinks as they make the architect sit around to sit though the exam review. Supposedly that is to answer any questions.
3:12 PM 10/26/2011 | 0 Votes
Okay, thanks everyone. So it seems like the best plan would be to get drawings done for the renovations while we wait to close, so that we can get the permits pulled straight away upon closing (and maybe get the electrical done immediately). Does anybody have a sense of how long updating the electrical in a three-floor 2400 sqft brownstone will take, bearing in mind that we're trying to be minimally invasive?
3:37 PM 10/26/2011 | 0 Votes
We did almost exactly the same work as you did last year, and the whole thing took about 6 weeks. WE had plans done before we closed - I can't remember if we got the permits before we closed or if we had to wait until we were the owners of record, but as the other posters have stated you can get a permit in a couple of days.
It took about three weeks to do the major rewiring, but that included new source from Con Ed and a new panel in the basement. It took another week or so to install all the fixtures and take care of the final punch lists. You can generally do the plumbing/structural stuff at the same time as the electrical. It then took another three weeks for the plasterers to patch up all the troughs and trenches - I know you said "minimally invasive", but if you're doing a complete re-wire, there's always more wall damage than you think, even if most of it is only a couple of inches wide. Once the plumbing, electrical, and plaster work are done, you'll have to paint. We got the whole thing done is just about two months.
Of course, then comes the inspection (from Con Ed if you need new source; from the city in any case), but you can enjoy your new home while your waiting.
7:27 PM 10/26/2011 | 0 Votes
This does go back to the scope of renovation. Most electricians prefer to work with exposed metal track walls, as opposed to channeling through existing gypsum block walls (for example). The image below shows a good example of the difference between wiring in a new wall vs. trenching in an existing wall. If you have a cleanly demo'd space and new metal track, electrical work will be very expeditious. If there is a lot of channeling at selective areas, it will naturally be more time intensive. From a time and cost point of view, It certainly woulnd't be worth doing electrical work before know what the rest of your scope of work is.
3:26 PM 10/28/2011 | 0 Votes