All Forum Posts by: Jared W Smith

@Steve S.

Florida has a similar law: 

481.221 Seals; 

(6) No registered architect shall affix her or his signature or seal to any final construction document or instrument of service which includes drawings, plans, specifications, or architectural documents which were not prepared by her or him or under her or his responsible supervising control or by another registered architect and reviewed, approved, or modified and adopted by her or him as her or his own work according to rules adopted by the board.

@Steve S.
I do not know the laws of all states (such as Florida), however I do know what you are proposing is illegal in NY State. It's commonly termed "rubber stamping". No architect or engineer is suppose to stamp/seal documents that were not personally completed by them or have been completed under direct supervision by them.   

According to PA laws it applies there also:

"9.142. Unlawful use of seal or stamp. (b) An architect may not impress the seal or stamp, or knowingly permit it to be impressed or affixed, on drawings, specifications or other design documents which were not prepared by the architect or under his direct supervision." 

Steve- I'd be careful what advice you give online, especially if you are encouraging something illegal. 

Would love to hear from a PA Architect or Engineer to confirm. 

FYI: @Chad Eisenhart 

Essentially, that is the task of every good/qualified architect.. @Chad Eisenhart. Happy to see you're thinking this way. 

@Tim Johnson, It is not likely that a draftsman is not going to be able to handle a "heavy rehab on a 9 unit building". 

@Chad Eisenhart, The definition of a licensed design professional as determined by most locales is a Registered and Licensed Architect (RA) or Engineer (PE). You are not talking about a small project and the City wants to place liability and assure that the completed work will meet the required local building codes. The job of an architect is to safeguard life, health, property, and public welfare. You will run into issues if you go against their minimum requirements. 

It baffles me in that the cost of hiring an architect/engineer is a sliver of the construction cost and an even smaller sliver from the long term profit on the property. A basic permit set as you stated to rearrange the interior and make the changes, shouldn't break the bank. However do not expect it to be a few thousand dollars either. Investors need to understand the liability also. It's not just "creating drawings." If the City doesn't require a design professional and you complete the work with a fly by night contractor, you as the owner have much more skin in the game if something goes wrong.    

-Jared Smith, RA (NY)

@Veronica Taylor, @Alex Furini summed it up, however I'd say your best efforts before purchase is to see if it is legal to convert it, to what degree (how much square footage is available) and what Building Code/Egress issues you will face. Just because the property is in a 3-family zone doesn't mean it will be worthwhile to convert it. There are several varying factors. Something like a Zoning & Feasibility report from an architect or engineer. If the above is too costly to resolve, then it may be better to leave as a 2-family but then is it a good deal?? 

I wouldn't start improving (attaining permits for construction work), before you are the owner. As Alex said, switching owners during construction process can be a hassle/mess. 

Jared Smith, RA

Disclaimer: I am an architect, but I am not YOUR architect. I am not giving professional advice only general information. Contact a local architect/engineer for a detailed consultation specific to your project/locale.

Your orientation of the photos gives confusion on the location of the brick. @Kat Robertson

There is a chance it's a brick arch spanning between two masonry points therefore wouldn't necessarily need intermediate supports but it is hard to tell not being there to assess. Also, I don't see much crumbling, a few spalls but it's not horrid. 

To be safe, get an engineer to come review the condition. 

Jared Smith, RA 

Disclaimer: I am an architect, but I am not YOUR architect. I am not giving professional advice only general information. Contact a local architect/engineer for a detailed consultation specific to your project/locale.

  

@Leslie Laboriel, makes total sense and I agree on your approach then. The coop board will likely have leniency for the given circumstance but still inquire. All the best

@Ken Junk - I cannot speak to this accurately since you are in a very different market (CA) than me (NY). Here I could see that being between $5-8k or more (for a RA). As @Nik Moushon mentioned, it would be best to reach out to a small firm (under 5 people) or a sole practitioner. Because of the size, the total price may fall under a standard project minimum to cover expenses. This cost will depend on the current home, foundation (existing & new) / soil conditions, municipality coordination and actual architectural services provided (is construction admin. included?). Also, close-out, is a new C of O needed? You should speak to an architect in your locale and also the Building and/or Planning Department.     

Jared Smith, RA 

Disclaimer: I am an architect, but I am not YOUR architect. I am not giving professional advice only general information. Contact a local architect/engineer for a detailed consultation specific to your project/locale.

@Leslie Laboriel, I am going to go against the grain. Why are you investing in a coop? Do they know you are not owner-occupying the unit? A lot of coops I know of have strict rental/subleasing rules and requirements and this is usually after you've lived in the unit for a period of time. In my experience, coops are the least practical "real estate" to use for cash flow. 1- Find out what the rental policy is. 2- Find out the ratio of renters to owners are. 3- How will the board treat in-coming prospective renters and how will their approvals work? 4- is their a sublease fee on top of normal maintenance fees? 

Food for thoughts. 

@Ken Junk, there's no such thing as a "Fivrr Architect". If you get an architect, get a local one. And I would advise you to stay away from Fivrr when it comes to design/drafting, etc. Trust me, you will thank me.. 

As others have said find out what documents are needed to attain a permit in your municipality for the scope of work you need completed.