All Forum Posts by: Jared W Smith

I second @J Scott, this doesn't seem like the right approach. Depending on the type of foundation, you do realize there are ways to replace sections or reinforce weak areas of a foundation without tearing down the entire home. Where is your addition  architect/engineer when this condition came up at the existing home? 

It is not uncommon for existing homes to be non-conforming to existing building and zoning codes. Therefore once you torn down the home, all grandfathered construction was negated. There's little that you can do now. I feel as though your contractor is reaping all the benefit on building the addition and now an entire new home. Get a new contractor and retain a new architect/engineer for permit plans and maximize ARV as best you can. @Vince Campbell

City of Atlanta accepts RAs and PEs as design professionals. Therefore they surely can. Now.. if the city reviewer/examiner has a specific problem with this project because of the stop work order/un-permitted work, then that is a separate issue.  

Typically this can be signed off by an architect as well. @Nicholas LaGatta @Jay Ragland. Depends on his comfort level with structure, especially if it is a SFH. There are many Architects that complete entire homes and sign them off. This is not anything complex based on the photo you attached. I would second @Jim Goebel on scanning the walls to confirm rebar. I think any Architect or Engineer would advise this for confirmation. 

@Veronica Taylor, @Alex Furini & @Greg Dickerson pretty much summed it up. 

There is a very big difference in experience and abilities of a designer/draftman versus a Licensed & Registered Architect. 

FYI- Architects have their on seal/stamp. It is similar to Engineers but appropriately embellished for Architecture. Seals/Stamps are state specific.  

Jared W. Smith, RA   

Location of property? @Account Closed 

Typically there is no grandfathering when you are doing any major upgrades, conversions or anything that changes the occupancy/use of the property. You are absolutely changing from commercial to mixed use. Your architect is correct. 

The better question is why you are arguing with your architect? You hired him/her for their expertise and knowledge of design, codes, building and construction. If you have a trusted relationship and has given you no reason to be skeptical of their word, then let him guide you. Project Cost are always going to be a factor, however your architect did not write the codes or law, they're just following them. In future befriend/retain an Architect early in the buying process to field questions to. If you had come to me with your plan for this property before purchasing, I would have immediately told you there is no gandfathering and the existing elevator would need to be addressed in your rehab plans. 

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.

Hello @Michael M., I am an architect in NYC/Westchester County area and I believe I commented on your prior post related to this property. I may be able to assist you. If I am not the right fit, I have several local architect colleagues which can take your project on. PM me if you'd like to exchange contact info to discuss. Thanks

@Kevin Grove Thank you for all the insight. I have been toying with the cash-out refi but did not have much information on it. 

That Mortgage Professor website is very informational. I will search through there for some better understandings and options. I will listen to the podcast you recommended. I listen to them heavily anyway. 

As part of my investment plan, I formulated the following: Use a portion of equity in my current single family home for down payment to purchase an investment property. Home was purchased as an estate sale in original 1960s condition, there's ample equity given that I made several updates, some as pure sweat equity. (As most say, your own SFH is not an investment but a liability. Well I am trying to change this, partially.)

My question, which option to go with (Current mortgage- 30yr fixed conventional at 4.125%):

1. Refinance (rates are 3.9-4.7 based on credit & loan amount)- This is my last option as there are more fees associated and I am immediately hit with the higher payment for total amount even if I do not use/need.  

2. HELOC (with outside lender)- Looking at credit unions for this. Flexibility to only be charged on the money I use.

3. HELOC (with current mortgage holder)- This would be from the large bank/lender. Flexibility to only be charged on the money I use.

Thoughts? Comments/Advice from those that may have gone down this route? Thank you!  

[Loan Officer, Lender, Mortgage, Bank, Financing] 

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.

Based on your description @Michael M., an architect would confirm the zoning first. Then if feasbile, they would basically design your retail space adhering and ensuring compliance with applicable codes with the filing (as an Alteration Type 1) which will amend the Certificate of Occupancy to add the retail into the lower floor. This is more than a typical tenant fit-out but not a very difficult task as long as the space is as you say and can meet the current codes (and ADA depending on business type). Also a big proponent to the feasibility is the commercial FAR. This will affect the size allowed for the commercial space.  

I think you are misinterpreting record drawings showing the exiting conditions for (new) design drawings to change the current property. Two very different documents and intents.