I'm planning on purchasing my first apartment - a co-op. It needs a good deal of work since everything is original from the 60's. It's a small alcove studio. My plan was to tear down one wall of the kitchen to make it open (non-load bearing wall), and put up a wall on the other end to close it out (oddly, that side has a half wall up). I also wanted to remove the dressing area to enlarge the... [more]
I'm planning on purchasing my first apartment - a co-op. It needs a good deal of work since everything is original from the 60's. It's a small alcove studio.
My plan was to tear down one wall of the kitchen to make it open (non-load bearing wall), and put up a wall on the other end to close it out (oddly, that side has a half wall up). I also wanted to remove the dressing area to enlarge the living area. Realtor told me it's not a load bearing wall and confirmed that others have removed it successfully.
I'm looking over the alteration agreement and see that I need to hire an architect to draw out the plans and file permits with DoB for alt2 permit. This is scary - I'm worried that costs will be a lot higher than what I anticipated before entering into a sales contract for this place. I can do most of the work myself, aside from the plumbing and electrical. What am I looking at in terms of cost for an architect, filing fees?
I'm not going high-end of course, but would like to get an idea before I get myself into a long, expensive mess.
Thanks!
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Response by chen99
over 11 years ago
Posts: 17
Member since: Oct 2013
removing no-load bearing wall should not requires DOB alter2 permit. check with your building management before hiring architect. They might only need some drawing which you can download a 20-20 design trial version to DIY.
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Response by Primer05
over 11 years ago
Posts: 2103
Member since: Jul 2009
Chobria,
Each building is different. Some buildings want permits taking down any walls. Chen is right you need to check with your management co. They might not tell you anything until after you close.
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Response by sp21
over 11 years ago
Posts: 99
Member since: Feb 2013
Everything depends on the building management. Some will allow you to remove non load bearing walls, others will require a permit for anything. I advise you to have the scope and proposed work to be ready to submit as soon as you close. If you determine that you need architect drawings (with or without permit), then try to get those done to submit as soon as you close. it does not have to be on the day of closing (hopefully you treat yourself for that), but the sooner you submit, the sooner you will begin the back-and-forth process to getting your work approved.
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Response by karhu
over 11 years ago
Posts: 84
Member since: Aug 2010
I've heard many people here saying that removing non-load bearing walls does not require a permit which is not true. Of course if your coop board doesn't care, I guess you will just go ahead and do it. The fine is on the building not directly to share holder, if you get caught. If you want to hire an architect I would say it costs around 5k to 10k including expediting and asbestos report. And hiring a general contractor for permit costs more than doing it by yourself.
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Response by adamkidron
over 11 years ago
Posts: 76
Member since: Jan 2010
Reach out to Think Design Architecture, they are extremely hands-on, knowledgable and affordable when it comes to plans and file permits with DOB. Ask for Frank Martarella - his info is below.
Frank Martarella III, AIA, NCARB
101 Victory Boulevard
Staten Island, N.Y. 10301
Phone: 718-987-3729
Fax: 718-987-4397
Email: frank@thinkdesignarch.com
Website: www.thinkdesignarch.com
Best of Luck,
Adam
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Response by sarch
over 11 years ago
Posts: 19
Member since: Apr 2014
i have lots of experience here - touch base i work in the city and can work something out with you even as a design build.
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removing no-load bearing wall should not requires DOB alter2 permit. check with your building management before hiring architect. They might only need some drawing which you can download a 20-20 design trial version to DIY.
Chobria,
Each building is different. Some buildings want permits taking down any walls. Chen is right you need to check with your management co. They might not tell you anything until after you close.
Everything depends on the building management. Some will allow you to remove non load bearing walls, others will require a permit for anything. I advise you to have the scope and proposed work to be ready to submit as soon as you close. If you determine that you need architect drawings (with or without permit), then try to get those done to submit as soon as you close. it does not have to be on the day of closing (hopefully you treat yourself for that), but the sooner you submit, the sooner you will begin the back-and-forth process to getting your work approved.
I've heard many people here saying that removing non-load bearing walls does not require a permit which is not true. Of course if your coop board doesn't care, I guess you will just go ahead and do it. The fine is on the building not directly to share holder, if you get caught. If you want to hire an architect I would say it costs around 5k to 10k including expediting and asbestos report. And hiring a general contractor for permit costs more than doing it by yourself.
Reach out to Think Design Architecture, they are extremely hands-on, knowledgable and affordable when it comes to plans and file permits with DOB. Ask for Frank Martarella - his info is below.
Frank Martarella III, AIA, NCARB
101 Victory Boulevard
Staten Island, N.Y. 10301
Phone: 718-987-3729
Fax: 718-987-4397
Email: frank@thinkdesignarch.com
Website: www.thinkdesignarch.com
Best of Luck,
Adam
i have lots of experience here - touch base i work in the city and can work something out with you even as a design build.