A friend of mine is considering converting his vintage greystone two flat to a single family dwelling. He’s willing to totally gut and re-do it, or maybe something less extensive, but where does he start getting information on how to do this? Is step one getting an architect to consult? Are there websites that could give him some ideas on how and where to start on such an endeavor? Any help out there, dopers?
I recntly did something similar, but in the Netherlands.
You could call any architect from the Yellow Pages. Describe on the phone what you want and ask them if that’s the kind of thing they do. You could also e-mail them with a picture and maybe a drawing of the current-layout of both apartments and ask if they do that kind of thing.
Ask how they work; in my case, two architects came to my house and we talked a bit about the ideas for the house. One of them I clicked with; the other, not, so the choice was easy. ( Actually, I asked students form the architect academy, who were currently interns at an established architect and who were enthusiastic about building their own portfolio, supervised by their teachers)
In two sessions to adjust and exchange ideas, they have made a preliminary sketch of how the situation should become. For that, I paid them 300 dollars. That sketch is enough to start asking the necessary building permits from the City Council.
Now we are getting into the next step, detailing the sketch so much that, we can use it as a base to start asking offers from contractors.
This is great. Thanks. Is there anyone in the US who knows about this stuff? Any sites to go to?
Although the laws and procedure varies by state and locality, I would agree that in the first instance you would want to contact an architect. The architect will both be able to deal with the question of how to do the physical reconstruction and how to deal with the local building code and/or zoning code issues that will come up in converting a house from two-family to single-family occupancy. If the archtecht thinks it necessary, you may also need a zoning lawyer.
To find an architect, I would start with talking with local friends that have had work done recently. Perhaps you could try asking building contractors or local building supply houses. It would be really helpful to find someone local who knows the procedures of municipality’s building department.
Good luck.
Great advice here. I agree that, with a knowledegeable owner and the right architect, you may not need a lawyer. However, there are some circumstances where your friend should consult an attorney up front. These include:
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If he doesn’t currently own the building and there’s a possibility (however small) that the municipality may not grant the required approvals. Under these circumstances, it’s smarter to obtain control of the building through a contract with a contingency, or an option, and delay closing until the municipality grants the necessary approvals. (such as a zoning change, variance or special use permit) If he buys the property outright, he runs the risk that he won’t get the approvals, and he’s stuck with a building he doesn’t want that’s now worth less money.
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If the scope and extent of the municipal approval process is significant or complex. A smart, locally-experienced veteran architect can probably handle something like a routine special use permit to allow a driveway, but not the legal steps necessary to get a zoning change.
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If the architect doesn’t have extensive local experience. He may be the reincarnation of Frank Lloyd Wright, but if he doesn’t know your town’s ordinances and procedures, you’d be safer with an attorney involved. You don’t want to spend thousands on plans and prep work, only to find that your lot is no longer buildable, and you’ve lost your grandfathered prior nonconforming use status by gutting the building.
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Cost is also a factor. If the building is worth $100,000, an owner might reasonably choose to take a few risks to save on professional fees. If it’s worth $500,000, paying for more complete professional advice is smart. You avoid risks, and reduce the chances that your project will be delayed because of unforseen legal issues.
This isn’t meant to be an exhaustive list. It’s meant to be a few general comments about issues to consider, rather than reliable legal advice. See a lawyer licensed in your state for that. I’m not your lawyer, and you aren’t my client.
Good luck!