Comments on: 2008 NYC Building Code Impact On Townhouses

By: Jay Harper

Jay Harper — Tue, 08 Mar 2011 01:14:55 +0000

@Rob – You should consult an architect who’s familiar with the recent changes. Throwing a restaurant into the mix puts it beyond what I’m familiar with.

By: Rob Friscia

Rob Friscia — Mon, 07 Mar 2011 16:32:55 +0000

I’m looking into buying a 2 family less then 3 story high zoned c-81 property, we would like to possibly put a take out restaurant on the main floor. My qustion is does the building dept require a sprinkler system throughout the whole house or just the main floor or due I need one at all, its not new constuction I’m being told less the 17 chairs and you don’t need a system. Anyone that can help I would greatly appreciate it

By: Jay Harper

Jay Harper — Thu, 09 Sep 2010 19:52:13 +0000

@Yook – I had seen that document early on in my search. It’s not correct. The code conflicts itself and they’ve standardized on the part with stricter requirements. If you have an attached building it needs to be fully sprinklered.

By: Jay Harper

Jay Harper — Thu, 09 Sep 2010 19:48:20 +0000

@Peter Holzman – Thanks so much for calling our attention to CPVC sprinklers. “BlazeMaster” seems to be legal and lower cost alternative. Now if we could just use something like BlazeMaster for drain pipes

By: yook chan

yook chan — Tue, 10 Aug 2010 14:36:59 +0000

http://nyc.gov/html/dob/downloads/pdf/fire_protection_presentation.pdf

Jay,

Did you see this? Attached one and two family dwellings (townhouses) less than 4 stories are exceptions to sprinkler requirements.

Yook

By: Yook

Yook — Fri, 30 Jul 2010 01:19:15 +0000

Jay,

The attached one and two family dwellings (townhouses)are exempted from sprinklers if it is less than 4 stories. See: http://nyc.gov/html/dob/downloads/pdf/fire_protection_presentation.pdf

You should update your chart. I’m only looking at 3 Story so that I avoid the sprinkler problem.

By: Peter Davis

Peter Davis — Wed, 28 Jul 2010 21:43:53 +0000

Ennis Francis is still privately owned, actually. ADC is a non-profit, but it’s not the govt (only slightly more efficient). Happy to share what I know about the blocks. peteridavis-at-gmail

By: Peter Holtzman

Peter Holtzman — Mon, 12 Jul 2010 16:19:58 +0000

You should have your Architect look into CPVC sprinkler systems – much less expensive than cast iron, and allowable under the NFPA 13 which is referenced in the 2008 NYC code. I’m not 100% on the applicability for you but it’s worth a shot.

Peter Holtzman
Downtown Group Architects
Harlem Home Owner

By: yook chan

yook chan — Fri, 04 Jun 2010 17:34:20 +0000

Thanks for the info, Jay. Could you let me know how much your sprinkler system will cost in the end? Is it really 100k? Also, I would like to see pics of these sprinklers installed when you are done. Is your architect planning a way to make these sprinklers look good with the interior of your home?

By: Jay Harper

Jay Harper — Thu, 03 Jun 2010 03:34:01 +0000

@yook – By far the best lender for Harlem shells is Wells Fargo. Wells has one really good rehab loan specialist that you should talk to – Michael Stein. Call or e-mail him – (212) 805-1055 or Michael.B.Stein [at] wellsfargo.com

Our architect is going to file for a reconsideration to see if we can go without sprinklers, but honestly, I’m not hopeful. I doubt there’s any way out of having the whole building sprinklered.

By: yook chan

yook chan — Wed, 02 Jun 2010 15:02:03 +0000

Any recommendations for lenders of construction loan?

By: yook chan

yook chan — Tue, 01 Jun 2010 17:23:09 +0000

We just gave an offer on a building shell in Harlem. Now, we have to include another 100k for sprinklers. Is there any way around this?

By: Jay Harper

Jay Harper — Mon, 31 May 2010 17:30:55 +0000

@Peter – Until you mentioned it and I looked up a little more about those buildings I never realized they had once been privately owned. I just assumed they were owned by the City. I’d be interested to hear more – and obviously I don’t know much myself.

By: Peter Davis

Peter Davis — Wed, 26 May 2010 21:56:00 +0000

Hi guys. I’m a huge fan of your blog. Your work has helped me TONS in considering a house in Harlem. I’m sorry to hear about the sprinkler development – major let-down.

I was wondering if you knew anything about the adc develpment across the ave from you – Ennis Francis Houses. I heard they were planning on further developing the property.

Thanks.