Hi All - We have recently signed a contract for an apartment in a 1900s building that was converted into a residential condo building in the mid 80s. The windows in the living room strangely are taller than the ceiling suggesting that there is 2-2.5 feet of space above the drop ceiling. The drop ceiling encloses A/C ducts and also sprinklers. We are getting a contractor in to get quotes but I had... [more]
Hi All - We have recently signed a contract for an apartment in a 1900s building that was converted into a residential condo building in the mid 80s. The windows in the living room strangely are taller than the ceiling suggesting that there is 2-2.5 feet of space above the drop ceiling. The drop ceiling encloses A/C ducts and also sprinklers. We are getting a contractor in to get quotes but I had two questions for the gurus here:
1) roughly how much would it cost to just get rid of the sheetrock - it covers roughly 1000 sq ft of the apartment.
and 2) do I need DoB approval for something like this?
We don't really know what is underneath and there may definitely be more work to be done once the ceilings are exposed but I want to get a sense of the above before we progress.
Thanks in advance.
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Response by Primer05
over 12 years ago
Posts: 2103
Member since: Jul 2009
ankurmehta,
Removing a Sheetrock drop ceiling is not a big deal nor should you need Dob approvals but that is up to your building. I would have your contractor to do some probes to see if y can remove the complete ceiling.
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Response by uptown_joe
over 12 years ago
Posts: 293
Member since: Dec 2011
If you remove the ceiling you'd need to change the sprinkler heads to upright and pipe them up to the new top of the space. Depending on the duct layout and clearances, you might need to add or reposition heads to maintain full coverage. And these sorts of sprinkler modifications may trigger DoB filing requirements.
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Response by truthskr10
over 12 years ago
Posts: 4088
Member since: Jul 2009
Even with DOB filing requirements, I'd strongly consider it.
Ceiling height greatly affects any space. For an extra 2 feet...basically no brainer for me.
Apartment I eventually bought was one of the top 5 in ceiling height for units I looked at, and I looked at at least 100 in 2 years time.
You definitely want to probe what's behind (above) as finishing the look underneath will cost more than removing the sheetrock (sprinkler costs aside).
A 1900s converted building may have some really nice exposed beams to play with.
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Response by Guywithcat
over 12 years ago
Posts: 329
Member since: Apr 2011
Exposed beams and columns are against fire code. No matter if they are made of wood, iron, steel or chicken bone -- they must be covered. Sheet rock is often used for fireproofing and if you remove it there are a host of issues you can open yourself up to. A good contractor will know as soon as they look in there. Tumescent paint is a great solution and meets city code but the building you are in may not allow it (they would be wrong, but that is not the issue).
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Response by truthskr10
over 12 years ago
Posts: 4088
Member since: Jul 2009
yeah I forget Im a top floor apartment.
You can still do it as long as there is a 1 hour burn rate between floors.
This all very helpful. I did not know that there are fire code requirements I'd need to meet. I am told there are two sets of sprinklers - one is flush against the ceiling right now and apparently there is another set underneath it. If there is indeed 2.5 feet of space underneath I guess we could lift the drop ceiling by 1.5 feet to comply with the code. Or I guess as Guywithcat suggested have it Tumescent paint.
This is not confirmed but one resident said that there are massive wooden beams underneath the ceiling. On one hand I am very sure I want to expose the ceiling on the other hand I am not sure how much that would cost. We are doing a comprehensive renovation and updating electrical so it is basically now or never.
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Response by greensdale
over 12 years ago
Posts: 3804
Member since: Sep 2012
Guywithcat, I bet you prefer the beams made of chicken bone.
Follow up question: Not sure if this will be an issue but what is the recourse in the event that the condo board does not allow me to touch the ceiling on my apartment. I'm still unsure what is underneath the drop ceiling but will be getting probes done soon. That said, I wanted to see what my options are in case the board says that I can't do anything to the ceiling. At the very least, even if I don't expose the joists (due to fire code), I do want to raise the ceiling and expose the HVAC ducts to add some height. There are sprinklers installed which may need to be adjusted. I am going to be getting a permit for the renovation anyway if that makes a difference.
In terms of applying tumescent paint - why would a building be against this?
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ankurmehta,
Removing a Sheetrock drop ceiling is not a big deal nor should you need Dob approvals but that is up to your building. I would have your contractor to do some probes to see if y can remove the complete ceiling.
If you remove the ceiling you'd need to change the sprinkler heads to upright and pipe them up to the new top of the space. Depending on the duct layout and clearances, you might need to add or reposition heads to maintain full coverage. And these sorts of sprinkler modifications may trigger DoB filing requirements.
Even with DOB filing requirements, I'd strongly consider it.
Ceiling height greatly affects any space. For an extra 2 feet...basically no brainer for me.
Apartment I eventually bought was one of the top 5 in ceiling height for units I looked at, and I looked at at least 100 in 2 years time.
You definitely want to probe what's behind (above) as finishing the look underneath will cost more than removing the sheetrock (sprinkler costs aside).
A 1900s converted building may have some really nice exposed beams to play with.
Exposed beams and columns are against fire code. No matter if they are made of wood, iron, steel or chicken bone -- they must be covered. Sheet rock is often used for fireproofing and if you remove it there are a host of issues you can open yourself up to. A good contractor will know as soon as they look in there. Tumescent paint is a great solution and meets city code but the building you are in may not allow it (they would be wrong, but that is not the issue).
yeah I forget Im a top floor apartment.
You can still do it as long as there is a 1 hour burn rate between floors.
http://ownyourhome.streeteasy.com/how-to-expose-beams-in-nyc-apartments/
This all very helpful. I did not know that there are fire code requirements I'd need to meet. I am told there are two sets of sprinklers - one is flush against the ceiling right now and apparently there is another set underneath it. If there is indeed 2.5 feet of space underneath I guess we could lift the drop ceiling by 1.5 feet to comply with the code. Or I guess as Guywithcat suggested have it Tumescent paint.
This is not confirmed but one resident said that there are massive wooden beams underneath the ceiling. On one hand I am very sure I want to expose the ceiling on the other hand I am not sure how much that would cost. We are doing a comprehensive renovation and updating electrical so it is basically now or never.
Guywithcat, I bet you prefer the beams made of chicken bone.
http://streeteasy.com/nyc/talk/discussion/35773-exposed-heat-pipies
Follow up question: Not sure if this will be an issue but what is the recourse in the event that the condo board does not allow me to touch the ceiling on my apartment. I'm still unsure what is underneath the drop ceiling but will be getting probes done soon. That said, I wanted to see what my options are in case the board says that I can't do anything to the ceiling. At the very least, even if I don't expose the joists (due to fire code), I do want to raise the ceiling and expose the HVAC ducts to add some height. There are sprinklers installed which may need to be adjusted. I am going to be getting a permit for the renovation anyway if that makes a difference.
In terms of applying tumescent paint - why would a building be against this?
thanks again.