I am about to sign a contract for a 2BR/1B in upper Manhattan. The property is an Estate sale, but not in horrible condition. I will be doing basic demo (partial removal of one wall), upgrades, repairs to the apartment, kitchen and the bathroom. I have reviewed the Board minutes and the Alteration Agreement. The Board minutes state that when doing plumbing repairs in the bathroom, multi-handle... [more]
I am about to sign a contract for a 2BR/1B in upper Manhattan. The property is an Estate sale, but not in horrible condition.
I will be doing basic demo (partial removal of one wall), upgrades, repairs to the apartment, kitchen and the bathroom.
I have reviewed the Board minutes and the Alteration Agreement.
The Board minutes state that when doing plumbing repairs in the bathroom, multi-handle shower faucets would need to be replaced with single-lever faucets.
Also, the Alteration Agreement states: "Please be aware that when changes are made which affect water pipes, branch plumbing lines must also be replaced."
In your experience, can changing the faucet type from three-handle to single-handle be defined as work which "affects the water pipes" and therefore require me to replace the pipes to the risers?
I have asked specific questions to the building management, but since I have not closed (nor even signed a contract!) and therefore am not a shareholder, they are not obligated to answer my questions.
Otherwise, the bathroom only requires re-tiling and the replacement of the vanity, medicine cabinet and some electrical.
Just trying to get a sense of the potential costs.
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Response by earo
almost 14 years ago
Posts: 39
Member since: Dec 2008
As a board member who did a large reno of a combo in a "low key" co-op on the UWS, I can tell you to be prepared to replace the piping back to the riser. "Only re-tiling" will likely turn into "only repairing the walls" to support the new tile. And at that point, plumbing back to the riser shouldn't be a major challenge. If you were just replacing the vanity or pedestal sink, they would likely not require you to replace the branch pipes. My fellow board members put me through hell. Once you start, they may indeed change their mind after inspecting the place if, say, a field inspection shows pipes that are materially eroded. So in summary, plan on replacing the branch lines which is definitely better in the long-term anyway.
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Response by jhochle
almost 14 years ago
Posts: 257
Member since: Mar 2009
I would assume you have to replace back to the riser. If that makes or breaks the deal for you, then you should probably walk away. I doubt you will get a definitive answer that you do not have to replace the plumbing back to the riser before closing on the deal.
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Response by Primer05
almost 14 years ago
Posts: 2103
Member since: Jul 2009
They are talking about when you renovate your bathroom you have to change the shower body. That is a code. However, if you are not changing the tiles and just removing the vanity you probably will not have to change the shower body as well as the branch lines
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Response by estimator
almost 14 years ago
Posts: 77
Member since: Nov 2011
If you have shut off valves for around the faucet you don't need to replace branch pipes.
Usually you need to replace branch pipes: if you relocate fixtures,gut renovation or major changes.
I think you don't need replacement if you re-tiling and the replacement of the vanity, medicine cabinet and some electrical
"If you have shut off valves for around the faucet you don't need to replace branch pipes."
Ok, I will need to double-check this.
Generally, the problem is the bathroom was renovated in the eighties. But it was crap work. The walls and floors were poorly tiled. I could live with it and just do clean up and replace the vanity, but at some point I would want to re-tile the walls and floors.
One other problem:
During the '80s reno, the plumbers moved the toilet so that the tank butts closely against a side wall. I would like to move the toilet further away from the side to a common-sense distance, maybe 6-12 inches. I would not replace, nor re-locate the toilet--just re-center it properly.
It is my understanding that this would be viewed as a "plumbing repair" and not a "new work" therefore, not requiring a filing with the DOB. Am I correct?
Once I review and sign the contract, I will be having contractors come in for bids. So just want to be prepared.
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As a board member who did a large reno of a combo in a "low key" co-op on the UWS, I can tell you to be prepared to replace the piping back to the riser. "Only re-tiling" will likely turn into "only repairing the walls" to support the new tile. And at that point, plumbing back to the riser shouldn't be a major challenge. If you were just replacing the vanity or pedestal sink, they would likely not require you to replace the branch pipes. My fellow board members put me through hell. Once you start, they may indeed change their mind after inspecting the place if, say, a field inspection shows pipes that are materially eroded. So in summary, plan on replacing the branch lines which is definitely better in the long-term anyway.
I would assume you have to replace back to the riser. If that makes or breaks the deal for you, then you should probably walk away. I doubt you will get a definitive answer that you do not have to replace the plumbing back to the riser before closing on the deal.
They are talking about when you renovate your bathroom you have to change the shower body. That is a code. However, if you are not changing the tiles and just removing the vanity you probably will not have to change the shower body as well as the branch lines
If you have shut off valves for around the faucet you don't need to replace branch pipes.
Usually you need to replace branch pipes: if you relocate fixtures,gut renovation or major changes.
I think you don't need replacement if you re-tiling and the replacement of the vanity, medicine cabinet and some electrical
www.renovationcostny.com
Thanks for the replies.
"If you have shut off valves for around the faucet you don't need to replace branch pipes."
Ok, I will need to double-check this.
Generally, the problem is the bathroom was renovated in the eighties. But it was crap work. The walls and floors were poorly tiled. I could live with it and just do clean up and replace the vanity, but at some point I would want to re-tile the walls and floors.
One other problem:
During the '80s reno, the plumbers moved the toilet so that the tank butts closely against a side wall. I would like to move the toilet further away from the side to a common-sense distance, maybe 6-12 inches. I would not replace, nor re-locate the toilet--just re-center it properly.
It is my understanding that this would be viewed as a "plumbing repair" and not a "new work" therefore, not requiring a filing with the DOB. Am I correct?
Once I review and sign the contract, I will be having contractors come in for bids. So just want to be prepared.