chicken or egg? board approval or DOB approval?

You have no status to file with DOB until you own the apt. And after you own, the building management has to sign off on any alterations.

nyc10023, thanks, I know that, I worded the question poorly. We just got the nod from the co-op board. Assuming I can get an architect to come in and look at moving a wall and redoing baths and moving a washer/dryer to a different "wet" area, would the next step after closing be to submit the plans to the board? Or would the board say that they won't consider it unless the DOB approves?

Related to that, I seem to recall reading on on of the threads once that the DOB requires private homeowners who are renovating to make their bathrooms handicap accessible, same as a place of public accommodation, like a restaurant. Does anyone know if that is true?

oops, sorry for confusion, posting now from wifey's account... one more question - IF the accessible requirement is true, is there a way to renovate without going through that? e.g. if we were to retile and replace bathroom sinks and floor, but didn't move the tub or create a separate shower stall... i.e. if the reno was more cosmetic and not structural.

Thanks.

The answer really depends on the Coop and their rules.

We are doing something similar. My understanding is as follows. Better to submit to the coop first (assuming they allow it) and only once you get their approval should you seek DOB approval. The reason for that is because if the coop asks you to modify a part of your plan, you will have to resubmit to the DOB, which is very costly (I am assuming you are going to hire an expediter to send in the plans--this gets you appoval in 2-3 days instead of the more typical 3+ weeks).

I heard the same thing about making it handicap accessible, however, that just means you need to have a wide enough doorway and room for a wheelchair in the bathroom.

If you are not making any structural changes (not moving walls or plumbing, but just taking out the existing fixtures and replacing them with new ones) then no DOB approval is required.

Personally (and by experience) I would start with the board.

If the board has some concerns about any part of the work and requires changes, then you will end-up having to file amendments with DOB. This can be VERY time consuming and you'll open the doors to new administrative complications (and fees).

Also, if you technically don't own the building and pull out DOB permits on it as " the owner" you could created some extra problems for yourself with the board.

Hope this helps.

Thanks Pette78 and designbyfrancois - yes, thanks, that is the info I was looking for.

Co-op board approval first - then DOB.

Yes, we have the name of an expediter and if the job does require DOB approval, will be giving him a call.

I've hear that an expediter's services cost several thousand dollars. I will start a separate thread b/c I have a lot of questions about that process, too.

Thanks.

Pette78 just to set the facts straight. All sorts of misinformation flying around on StreetEasy from non-pros. Regarding speed of getting plan approval - doesn't matter if you hire an expeditor or not, only if the licensed architect is willing to do self-certification will the plans get approved as fast as you say - possibly faster, one day really - but this is a high risk enterprise. Architects are well within their rights to ask for a higher fee in exchange for possibility of having to redraw plans when DoB visits your jobsite and disallows some built pieces. Which can happen regardless of experience of expeditor and architect. The safer route of non-self-certification takes, as you say, about 3 weeks to get a construction permit. Maybe a bit less these days.