Category: Recent News

For many property owners and prospective buyers in New York, converting a basement into a rental unit means extra income and increased property values. But, how do you know if you can convert your basement?

Make Sure Your Existing or Prospective Property Has a Basement, NOT a Cellar

The first and easiest step you need to take towards owning a property with basement rental-unit potential is to make sure your property actually has a basement.

In New York, if the space beneath your property falls below curb level by more than 50 percent and has windows that cannot be crawled out of, you have a cellar – not a basement. Cellars, by zoning law, cannot be converted into rentable space.

How Can I Tell if My Current Basement Can be Converted?

Already own a property with a basement but have no idea if it’s convertible? A permit expeditor can help. Expediters can conduct a zoning analysis first to see if local laws and codes allow for rental units.

Once it’s determined if you’re zoned for a rental unit, expeditors also advise if code calls for new sprinkler systems and draft architectural plans for the entire conversion. And when it comes time for construction, they are also your one-stop source for hiring quality, licensed contractors and plumbers.

How to Legalize an Existing Basement Rental Unit

All to often, buyers are dazzled by a brand new basement conversion and purchase properties with rental units that are not up to code.

Beware especially of older homes with new basement renovations.

Many times contractors move support columns, water heaters, and boiler systems without filing for permits or while ignoring building code completely.

How to avoid this? Hire a permit expediter BEFORE you buy to research any property you are interested in. But, if you’ve already purchased a property with an illegal basement an expediting service can help you legalize it by quickly closing out old open job orders and removing violations with the New York City Department of Buildings.

Even with space at a premium in New York City, it is possible to add a second or third bathroom to your Co-Op, condo or house with the help of a permit expediter.

Step #1: Hire a Permit Expediter

Before you develop a concept for your bathroom addition, it’s a good idea to hire a permit expediter because expeditors do much more than filling out permit application paperwork.

Permit expediting services also include violation and property research and planning services. This means an expeditor can resolve existing code violations before they hold up your project and draw up plans that follow the latest updates in building code and zoning laws.

Step #2: Get Co-op or Condo Board Approval

Many co-op and condo bathroom additions can alter a building’s water pressure and existing electrical systems, or may require an expensive ventilation system. Depending on the age and design of your building, some boards may be hesitant to approve a new bathroom.

As mentioned before, permit expeditors offer drafting services and planning research via their networks of licensed architects and plumbers.

Your board may want to refer you to an engineer, but since boards are notoriously resistant to change in NYC, it’s in your interest to hire an unbiased third-party vendor. A well-researched blueprint that covers all the legal bases can give you a leg-up on persuading co-op or condo board members to approve your bathroom addition.

 

Step #3: Use a Permit Expediter to Find Registered Contractors and Licensed Plumbers

Permit expeditors are one the best resources for finding reputable contractors in New York City.

Whether you live in Queens, Brooklyn, Manhattan, the Bronx, or Staten Island a permit expeditor will know licensed contractors and plumbers in your neighborhood with the required liability and workers compensation insurance.

Expediters also follow-up with the Department of Buildings once your project is complete to insure the plumber completes all job orders appropriately. This is important because when you sell your property, you’ll experience a smoother sale if there are no costly open applications to deal with at your closing.

Step #4: Permits and Construction

Now that your bathroom-addition plans are free and clear of violations and drafted up to code by licensed professionals you’re ready to file for permits and start construction.

This is what expeditors do best of course. They step in to register your job with the New York City Department of Buildings and expedite the issuance of your construction and plumbing permits so you can spend your time doing something way more fun – like picking out a shower curtain.

 

Try using a permit expeditor like S & M Expediting as a one-stop point of contact for your entire bathroom addition project – from start to finish!

oday marks the launch of New York City’s new Get It Done. Together. program. The pilot program brings the Department of Buildings’ five Borough Commissioners and senior representatives from six City agencies together to form a working group that will meet with private industry members and property owners after normal business hours during the month of May.

The program was developed to further streamline permitting requirements, resolve regulatory conflicts and cut through red tape on ALL of the city’s proposed construction projects—big and small.

The city hopes to spur economic activity around the construction industry to create new jobs and to alleviate a backlog of permit approval requests currently holding up thousands of construction jobs across the city.

During the month of May, the working group will host nightly sessions to meet with property owners, licensed architects and/or engineers, and filing representatives from 5:00 – 8:00 p.m.

The program is focusing on current construction projects that have been disapproved multiple times due to various objections by plan examiners with a mission to get the projects approved. But all construction projects regardless of permit status are welcome to make use of the DOB’s Get It Done. Together. nighttime approval program.

If your construction project is awaiting approval or you’re just getting started, S & M Expediting can help you take advantage of this program. Contact us here for more information.

To learn more, read the DOB Nighttime Approvals Press Release.

Whether you’re upgrading your New York City property to include a new rental unit or just adding a new bathroom, there are some important things you need to know about obtaining permits from the city.

The most common projects requiring general construction permits are:

• adding a bathroom
• building a deck
• adding an extension
• converting a basement to a rentable unit

Renovation projects may also require more specific permits such as plumbing permits for bathroom and kitchens, and electrical permits for extensions and basement conversions.

Expediters can also help with your construction plans

Before permits are ever approved though, a licensed architect is needed to draw up your constructions plans, and a city-registered contractor to pull the actual permits. Doing this on your own can be daunting. You’ll also have to file numerous permit applications with city and state agencies and and then wait (and wait)  to be assigned a plan examiner.

A plan examiner is hired by the New York Department of Buildings to approve your permits. To obtain approval, you need to be able to accurately discuss your plans with the plan examiner – a task most homeowners are not equipped to do.

A permit expediting company saves you A LOT of hassle

Permit expediters are construction service professionals – most with decades of experience – who can provide you with access to licensed architects and contractors to draw up your plans.

Expediters also file permits on your behalf, follow-up on their statuses, and have relationships with plan examiners in all five boroughs. In short, permit expediters know how to quickly navigate the system so you don’t have too!

If you’re planning to remodel your home or basement in New York City, make sure to give your project time and call your expediter 3-6 months before construction begins.

The Department of Buildings’ Boiler Division oversees the installation and operation of New York City’s boilers. Property owners are responsible for ensuring that their boilers operate safely and are in compliance with the Building Code and all related regulations.

2011 Boiler Inspection Cycle: November 16, 2010 to November 15, 2011.

Boiler Information and Updates

Effective November 16, 2010, high pressure boilers must have an internal and external inspection. The Department of Buildings will not be conducting these inspections for the upcoming cycle:

• High Pressure Boiler Inspections
• Low Pressure Boiler Inspections
• First Test Appointments
• Filing Fees & Penalties
• Closing Outstanding DOB Boiler Violations

Contact: Boiler Division 280 Broadway, 4th Floor New York, NY 10007
Monday to Fridays, 8:30am to 4:30pm
Email:  BoilersInfo@buildings.nyc.gov

More helpful numbers:
Customer Service: (212) 227-4416
Boiler Technical Director: (212) 566-5023
Policy Information Line: (212) 566-4994
Research and Processing: (212) 442-7760
First Test Appointments: (212) 566-4916
DEP Renewal: (718) 595-3855
Boiler Complaints: 311