I was wondering if anyone has any experience/knowledge regarding replacing a staircase. I am looking at buying a duplex (condo) in the West Village with a fairly tight spiral staircase, and was thinking of taking it out and replacing it with a regular staircase, with a landing between floors. This will likely involve opening up the hole in the ceiling/floor between the two levels to make room. To... [more]
I was wondering if anyone has any experience/knowledge regarding replacing a staircase. I am looking at buying a duplex (condo) in the West Village with a fairly tight spiral staircase, and was thinking of taking it out and replacing it with a regular staircase, with a landing between floors. This will likely involve opening up the hole in the ceiling/floor between the two levels to make room. To add to the challenge, I have never owned a place before, much less tried to renovate one.
My questions are:
1. Is this a job for an architect or would it suffice to just find a decent contractor? Or a designer?
2. Would a condo board be expected to make trouble over something like this?
3. What, if anything, would be required from the city in terms of permits?
3a. I'm generally very confused about the whole permit process. It seems like there is some gray area regarding whether or not to approach the city at all for renovations. Can anyone expand on this topic?
Thanks so much..
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Response by alanhart
almost 16 years ago
Posts: 12397
Member since: Feb 2007
I can't help you with questions 1-3a, but I vote for a steel center beam with birch or maple treads.
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Response by kylewest
almost 16 years ago
Posts: 4455
Member since: Aug 2007
I would not start this without an architect who can coordinate permitting, engineering issues, board approval.
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Response by Pawn_Harvester
almost 16 years ago
Posts: 321
Member since: Jan 2009
I spent some time thinking about this. I assure you it will be expensive and time consuming. I suggest you find an apartment that you like, rather than trying to fix a broken place.
Punching a hole in the floor / ceiling will raise eyebrows on the board. They will want a structural engineer to provide assurance that it is OK.
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Response by romary
almost 16 years ago
Posts: 443
Member since: Aug 2008
concur with kwest and pawn. we removed a space hog metal spiral that provided access to our roof deck - replaced with a steel with birch treads other side of floor. but this was a condo, not in nyc, didn't have the involvement/approval of a co-op board. glad we did it, part of a larger reno - but to Pawn's point it was time consuming tho not outrageously expensive in the scheme of the entire reno. fixing broken places in nyc can take easily migrate into a cgf.
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Response by ra310
almost 16 years ago
Posts: 2
Member since: Jan 2009
Thanks for the advice everyone. In this case I'm actually willing to spend a little money, as the place has many features that I've been looking for and have been unable to find. kylewest, from reading some of your other posts it seems you were a big fan of your architect (and you seem to know what you're talking about), any chance I can have the person's info and see what he/she thinks? Assuming he/she is not already flooded with work from your other referrals, of course. If you're willing, I'm at charlesthebald@yahoo.com. Much appreciated..
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Response by 5thGenNYer
almost 16 years ago
Posts: 321
Member since: Apr 2009
ra310- I can reccomend Design by Francois LLC
If you go to www.francoistenenbaum.com website and look at his Modern Rooms and Exteriors and Remodeling pages you can see a few of the staircases he's designed and had built.
He works directly with contractors and a licensed architect.
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Response by maudymay
almost 16 years ago
Posts: 26
Member since: Sep 2009
Am also pulling out spiral to replace with traditional staircase. It's a serious job. In fact out of my entire gut renovation the staircase is the biggest deal. Yes, definately not only do you need an architect but you need an engineer to do the drawings for you which need to be presented for approval to DOB. My Architect has budgeted significant $ (thousands) for the drawing's alone. In fact I wouldn't be surprised if the drawings, and planning logistics come out almost expensive as the stairs themselves. Having said that, I think it is totally worth it. A duplex with a skinny, 'suicide spiral' is a major liability to comfort but more importantly to re-sale value. Ask any agent...a small spiral staircase is a headache to a listing. Good luck.
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Response by unclebob
almost 16 years ago
Posts: 16
Member since: Mar 2010
what are you waiting for, do the staircase. with todays materials, tools and qualified craftsmen in abudance it's a piece of cake and make sure you have a lic. eng or arch do the lans, file with DOB and your board if need be but go for it. need more advise blog me @ ask uncle bob @ typepan.com
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I can't help you with questions 1-3a, but I vote for a steel center beam with birch or maple treads.
I would not start this without an architect who can coordinate permitting, engineering issues, board approval.
I spent some time thinking about this. I assure you it will be expensive and time consuming. I suggest you find an apartment that you like, rather than trying to fix a broken place.
Punching a hole in the floor / ceiling will raise eyebrows on the board. They will want a structural engineer to provide assurance that it is OK.
concur with kwest and pawn. we removed a space hog metal spiral that provided access to our roof deck - replaced with a steel with birch treads other side of floor. but this was a condo, not in nyc, didn't have the involvement/approval of a co-op board. glad we did it, part of a larger reno - but to Pawn's point it was time consuming tho not outrageously expensive in the scheme of the entire reno. fixing broken places in nyc can take easily migrate into a cgf.
Thanks for the advice everyone. In this case I'm actually willing to spend a little money, as the place has many features that I've been looking for and have been unable to find. kylewest, from reading some of your other posts it seems you were a big fan of your architect (and you seem to know what you're talking about), any chance I can have the person's info and see what he/she thinks? Assuming he/she is not already flooded with work from your other referrals, of course. If you're willing, I'm at charlesthebald@yahoo.com. Much appreciated..
ra310- I can reccomend Design by Francois LLC
If you go to www.francoistenenbaum.com website and look at his Modern Rooms and Exteriors and Remodeling pages you can see a few of the staircases he's designed and had built.
He works directly with contractors and a licensed architect.
Am also pulling out spiral to replace with traditional staircase. It's a serious job. In fact out of my entire gut renovation the staircase is the biggest deal. Yes, definately not only do you need an architect but you need an engineer to do the drawings for you which need to be presented for approval to DOB. My Architect has budgeted significant $ (thousands) for the drawing's alone. In fact I wouldn't be surprised if the drawings, and planning logistics come out almost expensive as the stairs themselves. Having said that, I think it is totally worth it. A duplex with a skinny, 'suicide spiral' is a major liability to comfort but more importantly to re-sale value. Ask any agent...a small spiral staircase is a headache to a listing. Good luck.
what are you waiting for, do the staircase. with todays materials, tools and qualified craftsmen in abudance it's a piece of cake and make sure you have a lic. eng or arch do the lans, file with DOB and your board if need be but go for it. need more advise blog me @ ask uncle bob @ typepan.com