All Forum Posts by: Jared W Smith

@Account Closed

See the below thread where I gave comments to your same questions: 

https://www.biggerpockets.com/forums/12/topics/725557-remove-load-bearing-wall

To @Kenneth Garrett point, seems that there are many people looking to do this removal and have no idea what they are getting themselves into. As Kenneth said, contact a local architect or engineer. You muddy the waters by attempting it yourself and take the liability of incorrectly sizing the support member and/or correctly transferring the load to the current/new foundation. 

Jared Smith, RA 

Hey @Brian Mason, how many people usually turn out to these events? @Adam Cherko, will you be attending? I know we hadn't gotten a chance to meet up. Let me know guys. Thanks 

I think @Kevin Martin touched on this, but if an investor needs an architect already for re-configuring spaces, zoning, egress, wall removal, large changes and/or to get the design to a permit drawing set for filing with Municipality, then it's far less likely for that investor to also hire an interior designer (ID). 

Even being biased as an architect and explaining the above, it's still a process to get investors to see and acknowledge the value of architects. I see IDs having an even bigger hurdle. @Sarah Mason 

Jared Smith, RA

What @Scott Mac said. BUT I'd even caution away from step 2. I was once in your shoes and it takes years to build confidence and knowledge on getting things built. I am still learning new things. I don't believe you have the experience to oversee them in any capacity. Don't tarnish your architectural name right out the gate. I would bring on a more senior architect and establish your intent to shadow them and learn from this project @Hector Martinez Rosales. Having just got out of architecture school, you should know it's not an easy explanation to impart everything you need to know for the build-up construction process. This comes from years in firm learning and on construction sites.  

I would ask how you got yourself into this role with little qualifications? As @Greg Dickerson mentioned, are you already working for a firm? Can you bring the project under the firm's umbrella and maybe manage things with the help of senior principal/managers? 

Jared Smith, RA 

Happy to assist @Alison Pels

@Alex Furini has given good information. However why are you on here asking questions which should really be discussed with an expert within the space, your architect? Either your architect is doing you a major disservice or you have not tapped into his/her resources. I say this having started in architecture in NYC in 2003 and know dealing with the NYC DOB is an art. Plus being a first renovation/rehab you need someone experienced with construction, dealing with contractors, materials and such- your architect!    

$15k means nothing without knowing what this cost entails. Applying for a variance doesn't guarantee success, so that $15k could be a total loss if the request is outside of the neighborhood's zoning and current activity- ie: denial. You should only go after a variance if you have a solid case for adding units. 

Same thing goes for the construction cost. What does $250k include? You have no finalized plans so how can they give you a cost? Is this cost based on 4 units? What about sprinklers, fire separations, egress, etc., is this included?

I am weary of an architect whom is a referral of the contractor as there may be a unspoken partnership and they mutually benefit from a higher project cost. Especially in what you've stated where they haven't given you much information, but collected information/measurements on the building. What directive have you given them to start generating plans/documents if you are unsure yourself? 

Talking about flooring and finishes is moot until you've established what is allowed, zoning wise, and how the units will be laid out to meet all zoning, building and energy codes. Too many red flags. This seems like a recipe for you to loose a bunch of money without guidance in the rehab process.  Unless more is clarified.  @Alison Pels

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.   

@Mark Kovacs If you are not knowledgeable on finding the load path, the short answer would be find a local architect or engineer to size it for you. 

The long answer would have you assess what's above the area where the load bearing wall is being removed. Calculate the required loading above, LL & DL and any other required loads for your locale (snow, etc.) and then find the appropriate LVL which will support the load in linear footage according to the LVL Glulam manufacturer's sizing charts.    

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. 

@Pat L. gives a good breakdown of the process and logistics. @Mark Kovacs make sure you size the LVL to adequately support the load it will carry though. 

hmm.. I see. 

I think the problem is, if you are gutting/major renovations the 3/4 units (which it seems like it is so) and the property is 100 years old, it is normally required to meet many of the current codes. Yes the suppression system is an extreme case but it might be that due to the work scope and the existing 4 units, it wouldn't be able to meet even the minimum code requirements. This could be any number of things from egress, fire separation, minimum bedroom sizes, window access and adjacency to adjoining lots/property, etc. 

Before knowing what your renovation plans were, the officials that said yes it is a 4-unit did not have the big picture. 

You need to review with your engineer what is astray in the eyes of the code officials and why the sudden change. It may be overly complicated and they just haven't explained the details to you. @Travis Ferree 

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 first strike was starting work without permits and have the Building Dept. issue you a stop work order. Not a great way to start your relationship with them especially since you're likely to need their assistance in future owning a property there.  Also, from your post, it appears as though you suspect the engineer of influencing the officials to change their decision on it being 4-family. Am I missing something? 

Nevertheless, it's hard for you to have a leg to stand on without an official document from the Municipality/Property Assessor which states the property type and occupancy parameters. You weren't given any documentation when you purchased the property? Any original plans? Certificate of Occupancy?   @Travis Ferree