Adding a 2nd Bath to a coop

ds0420,

A total reno with new heating units/new 2nd bath in a co-op will require plans (cue architect). Adding the 2nd bathroom will take time; drawn up correctly to suit your board (how sure are you they will allow this?), expediter work and filed with DOB. There's also a high chance you will be asking your neighbor below for access to there space too.

Your time frames seem about right. 3-4 months for pre-construction process, 3-4 months construction.Hard to say for certain not knowing the full details of your scope.

Second bathroom in a junior four sounds like a bad idea.

1) Have you looked into the wet-over-dry rules for the building?

2) Even if the building does allow wet-over-dry, a lot of reviewing architects hate the idea of a bathroom over somebody's living space.

3) Eight months is aggressive. You can rest assured that there will be multiple rounds of back-and-forth between your board, their architect, and your architect. Layer on the fact that it'll be summer by the time this begins and the review period could really drag out for a long time (and the board could end up saying no at any point, even when you're months into the review process).

4) Where is the space coming from? Bear in mind that you'll have to comply with ADA regulations to get by the DOB, so you can't have a tiny closet of a bathroom. The market for a 1br/2ba isn't huge and if you're trying to make a junior 4 into a 2br/2ba, then I hope it's a massive junior 4, otherwise you're going to end up with dollhouse-sized rooms.

i'm with flarf, putting a 2nd bath in a Jr 4, configured as a 1 or 2 br, is going to be a huge pain and will most likely not be allowed by the board.

if the jr 4 is configured in a typical 1960s fashion, the only place to put it is next to the other bathroom instead of the kitchen. then push the kitchen into the living area. that may give the board less to complain about as there will not be wet over dry issues.

First- this project is not for the faint of heart (which you might be) or for someone with small kids (which you also might be);

Having said that:

i) Ask for a copy of the Alteration Agreement right away, to see if this will even be allowed;

ii) Expect 6 months from apt closing to project completion;

iii) You will need an architect or engineer probably have to file for permits with the DOB etc for which you will need an expeditor;

iv) Depending on how old the building is, you will need an asbestos test. If they find asbestos, that 's another cost;

v) You can have this done while living in the apt, although not really advisable.

As a rule, coops do not permit creating new wet areas; a bathroom is a wet area; therefore, you will inn all likelihood not be permitted to add a bathroom. If you are carving up an existing bathroom to create two, that may be allowed. If you are seeking to include ANY space that was not a kitchen or bathroom into a new bathroom, that = creating new "wet" space and it won't be allowed in 99% of coops. The theory is that if a flood occurs, it is better for the water to go into the bathroom or kitchen below you and not into someone's closet, livingroom, or bedroom beneath your apartment. This is easy enough to check out--ask the building super if creation of additional bathroom has been permitted in any other units, and if so, when. These rules were much looser a decade or more ago and I would not view permission from the distant past as a green light. Then speak to the managing agent for the coop and ask them if there is a policy on this in the building. Then ask the board right up front. May as well ask the seller's agent too. Basically, ask everyone and rely upon a "yes" from one party only as a possible yes--trust no one. Try to get it in writing that such is permissible and you should have documentation that this is a material matter in terms of your entering into the purchase agreement.

Oral representations are worth really nothing if later, upon purchase, the board declines your alteration plans. Even with a commitment in writing, your remedies are messy, prolonged and costly (read: lawyers) if the board declines your reno.

All of this is food for thought. If adding that bathroom is an absolute must for you and you wouldn't want the apartment without the new bath, I advise you proceed with the greatest of caution. FWIW, we thought we might simply shift things a bit to include a linen closet in the bathroom and add about 4 sq/ft to the existing bathroom of our jr-4. We were willing to waterproof the new area in any way the building wanted including complete demo of floor and adding a lead liner to the closet area. No dice. No wet over dry. Period. We didn't feel that strongly about it, so it wasn't a big deal to leave the closet just outside the bathroom along with the extra 4 sq/ft of floor space. Our coop is middle of the road and very representative in terms of having a moderate board and standard operating rules.

If you needed two bathrooms, why did you buy an apartment with only one bath in the first place?

kylewest, CAPITALcraft, sammy300, thank you all for the food for thought! Very very helpful indeed.

seems like this is a mission impossible...guess i was just too optimistic.

this is a pretty spacious Junior-4. And it can be easily converted to a 2 bed with its current floorplan. That's why we are trying to add a 2nd bath to it. Also the same line apt right below us also did the same thing. They added a 2nd bath. The real estate agent (who also lives in the same building) mentioned that a few other apts in the same line did that too. So i figure the board probably is fine with this as long as we follow the rules and instructions. Not sure when that happened though. thanks for reminding.

I also want to know if i can add this (add) in the contract as a condition?

NYCMatt,

Becoz its cheaper....the 2 Bed 2 baths on the market right now are tooo expensive...that's why we thought probably we could be a little innovative and handy..