A couple questions

Just want to add that I know that obviously everything needs permits. I just want to know whether to expect anything above and beyond that for work not in the existing space.

Mc,

Not everything needs permits. Adding sq ft is sometimes pretty tricky. When you say going through a wall? What do you mean?

One of the places we are looking at has a fairly large backyard. However, one of the bedrooms is quite small. We were thinking of making the room bigger by extending it into the backyard.

Also, I was under the impression that anytime you are doing something 'architectural', it required a permit. Ie, new tiles, painting, new floors, etc, may not need a permit but changing walls and installing things that are fixed to the structure would?

C of O is not the issue - can't see the extending the apartment, but not changing overall # of units in bldg requires a C of O change.

But you're opening up a huge can of worms.

So you're looking at a garden apartment, then? Is it a co-op or condo? You have to first get permission and possibly pay the co-op or condo for the right to extend the bedroom into the garden.

As far as R7-2 zoning goes (check zoning of building) - you have to allow 30 feet from the back of the property. If there isn't currently 30 feet, you're SOL. Also, check into the remaining FAR (allowed built-up area to lot area) of the building. If it's a landmarked bldg, any proposed work has to pass the landmark review process (and this applies to calendared buildings).

By the time you add up all the costs, you may well exceed $1000/sqft to extend that bedroom 20-30 sqft. In fact, I can't see that you wouldn't.

Someone on this board - can't remember who (lad?) did a very similar and possibly more complicated thing - he had the top floor unit of a small bldg and expanded square footage.

You're allowed to add a greenhouse in that 30feet - can't remember max. dimensions.

THANK YOU! This is very helpful. This is a new construction condo building in BK. I believe we would still be 30 feet from the back of the property.

if this is a new construction, i would definitely worry about having the FAR available to do it. in addition, if this is a VERY new building, there maybe a huge can of worms of refiling the condo book, etc.

if you want a headache, this will surely be the biggest one you'll ever have.

Thanks, ab. That's what I'm worried about. We've been looking for a while at different places. This one seems to have trouble written all over it, although the architect says it can be done. I'm sure he says that because he would make a good deal of money from the project. What do you mean by the "FAR available"?

Zoning limits how big buildings can be (because otherwise, developers would build such monstrosities they'd block the sun). So if you want to add to the square footage of a building, you need to consult an attorney -- not just a run-of-the-mill real estate closing lawyer, but someone who specifically does zoning work -- to make sure that your extra square footage won't violate zoning regs.

FAR, which stands for "floor area ratio" is one way to measure that.

But really, you need an attorney.

Honestly, I'd assume that anything built in the past forty years is already built to maximum until proved otherwise.

ali r.
DG Neary Realty

Ali, this usually falls within the purview of an architect and an expediter/ code consultant. Never heard of a lawyer getting involved in a small project such as this.

Thanks, ali. We are going to ask our architect to look into whether they are at their maximum square footage. Perhaps with the large backyard they are under what the permitted amount in the zoning is, but we don't know that.

Also if you ate building an extension, you need to build a foundation, test the soil, get an accurate survey - I can't see how this is economically feasible unless you are adding a couple of hundred sq. ft.

Thanks, nyc. The architect never mentioned anything about testing soil, etc. Sounds like this would be very complicated.

When you add the cost of $1000+ per sqft in addition to the added time you will have to rent or live somewhere else, and then mix in the uncertainty (of all except unimaginable aggravation), I would personally avoid building in NYC at any cost if I were not a billionaire. Surely, there must be properties that more nearly meet your needs once you add into the budget the above added expenses of this one.

Just wondering if the sponsor or sponsor's rep is still involved with the building. If so , why not ask sponsor if tbe room can be extended? You'll either get a definitive answer, yes or no, OR (more likely) a really good song and dance encouraging you to do this on your own. In which case RUN, don't walk from this purchase.

agree with ph41 -- if you can get the sponsor to do it for you, then go for it. If not, then drop it. Getting the sponsor/developer to make changes is the only sane way to go -- they already have relationships with architects, builders, expeditors, know how to revise the offering plan if needed, etc.