Q. This is a Coop, why do I need make my renovation handicap accessible or adaptable?
Q. Do all bathrooms need to be Handicap adaptable?
Q. When do I need to file plans with the Building Department and get a permit?
Q. If I join two apartments do I need to get a new Certificate of Occupancy?
Q. Why can’t my kitchen be more than 80 sq. ft.?
Q. Why do I need a window or natural light in my children’s bedroom?
Q. I am not doing any work outside of the building, why do I need to get an approval from The Landmarks Preservation Commission for my renovation?
Q. How long will it take to obtain an approval from the Building Department?
Q. Do I need to hire an expediter in addition to an architect to get through the Building Department review?
Q. Who will inspect my renovation, and what kind of sign off do I need to get?
Q. Does my General Contractor need insurance?
Q. Why did I get a violation for my Central Air Conditioner. What is a Use Permit?
Q. I want to convert some cellar area in my apartment building to a dwelling unit. Is his possible?
Q. Can my air conditioner or vent discharge anyplace or are there certain restrictions?
Q. Why do I need lever handles on all my doors?
Q. Why do I need to have door clearances, and what is the smallest size door I can use for a room?
Q. Do I need an asbestos report in order to file plans with the Building Department?
Q. Can I build my partitions using wood studs?
Q. Do I need a fire rated separation between a commercial kitchen and the dining portion of a restaurant?
Q. What is the difference between ADA and LL58/87?
Q. This is a Coop, why do I need make my renovation handicap accessible or adaptable?
A. LL58/87, The Handicap Law, makes no distinction about ownership type. Buildings containing multiple dwellings that have elevators must comply with all the provisions of the LL58/87 even though it is a Coop or Condominium.
Q. Do all bathrooms need to be Handicap adaptable?
A. All bathrooms that are renovated require compliance with LL. 58/87. It does not matter if there are 5 bathrooms in an apartment. If any bathroom is renovated, that bathroom must comply with the applicable provisions of the law. If plumbing fixtures are simply replaced in the same location as they exist, compliance is not required.
Q When do I need to file plans with the Building Department and get a permit?
A. In general, any work that is not defined in the Building Code as “ordinary repairs” needs to be filed with the New York City Dept. of Buildings. This included mechanical, plumbing and structural work as well as partition changes. Within recent years, several exemptions have been granted from the Building Department based upon a policy and procedure notice. But, in general, when you are removing or moving partitions, plans must be filed by a registered architect or engineer.
Q. If I join two apartments do I need to get a new Certificate of Occupancy?
A. There are several possibilities in joining apartments. Each case needs to be looked out individually. Usually, if is the apartment count has not increased and the apartment is not on more than two floors, the CO does not need to be changed. A recent memo from the Building Department has made it much easier to combine apartments.
Q. Why can’t my kitchen be more than 80 sq. ft.?
A. The Multiple Dwelling Law requires kitchens that are larger than 80 sq. ft. to have natural ventilation. Most apartment buildings place kitchens internally and away from windows thereby creating kitchenettes. Kitchenettes are limited to 80 sq. ft. by the Multiple Dwelling Law.
Q. Why do I need a window or natural light in my children’s bedroom?
A. Bedrooms are “Habitable Rooms”. All “habitable rooms” require at least 10% of their floor area in operable window area.
Q. I am not doing any work outside of the building, why do I need to get an approval from The Landmarks Preservation Commission for my renovation?
A. The Landmarks Preservation Commission has jurisdiction over all work in Landmarks Buildings and in Historic Districts. Generally, a Permit for Minor Work is issued as long as no exterior changes are made to the Building.
Q. How long will it take to obtain an approval from the Building Department?
A. The time frame for approval is a variable item depending on the Type of application. For a Type 2 application which does not require a change in use, egress or occupancy, approval is generally obtained in a few days. For a Type 1 application which does require an amended CO, approval usually takes from 6 -10 weeks.
Q. Do I need to hire an expediter in addition to an architect to get through the Building Department review?
A No, architects usually do their own filing for small projects.
Q. Who will inspect my renovation, and what kind of sign off do I need to get?
A. The type of sign off varies depending on the type of application. For Type 2, Directive 14 applications, the architect signs off the finished construction and obtains a letter of completion. The plumber and electrician also obtain inspection and sign off of their work. In a Type 1 application, the Department of Buildings does the construction inspection and issues a Certificate of Occupancy if all work is satisfactory.
Q. Does my General Contractor need insurance?
A. In order to obtain a permit from the New York City Dept. of Buildings, a contractor must have Workman’s Compensation and Disability insurance. Generally contractors also carry Liability Insurance. For some types of work involving the Highway Dept., additional performance bonds are also required.
Q. Why did I get a violation for my Central Air Conditioner. What is a Use Permit?
A. Every piece of mechanical equipment that is used to heating, ventilation, or air-conditioning requires a “Equipment Use Permit” in order to operate. The only exception are through the wall incremental units under 3 tons.
Q. I want to convert some cellar area in my apartment building to a dwelling unit. Is his possible?
A. Yes, but only as a recreation room for the apartment above. Additionally, a powder room of no more than 2 plumbing fixtures is permitted.
Q. Can my air conditioner or vent discharge anyplace or are there certain restrictions?
A. The New York City Building Code does not permit exhaust ducts to terminate in exterior walls if they are within 10 feet of a residential window.
Q. Why do I need lever handles on all my doors?
A. LL. 58/87 requires full compliance with ANSI A117.1, Lever handles are required in order to comply with these laws.
Q. Why do I need to have door clearances, and what is the smallest size door I can use for a room?
A. Again, LL58/87 requires full compliance with ANSI. Doors much be at least 2’10” in order to maintain the 32″ clearance required for a well chair. In addition, certain clearances are required for approaches to doors.
Q Do I need an asbestos report in order to file plans with the Building Department?
A. Generally, most application to the Dept. of Buildings requires the submission of a report prepared by a licensed asbestos investigator. This report only looks at the work proposed. A few exemptions exist when work does not involve an area where asbestos is normally found.
Q. Can I build my partitions using wood studs?
A. In fireproof buildings, partitions must be constructed out of metal studs. The only exemption is a single tenant floor under 5000 sq., ft. In a non fireproof building, wood studs are permitted.
Q. Do I need a fire rated separation between a commercial kitchen and the dining portion of a restaurant?
A. Yes, these are two different uses, and need a 2 hr separation. In lieu of this, a dropped arch and sprinkler heads are permitted.
Q. What is the difference between ADA and LL58/87?
A. The ADA, American Disabilities Act, is a Federal Barrier removal Law for commercial buildings. LL58/87 is generally a residential adaptability law. Both laws govern and both refer to ANSI for standards to follow.