Hi all,

If you can please it this will be great. My husband and I bought a legal two family high ranch house about 3 years ago. We currently have a tenant on the 2nd level. We live in NY and our house is all brick however it is attached on each end. On one of the end that house is higher than hours so there is a clear separation on one end on the other end it isnt so obvious. We just had twins babies so living in a two bedroom has gotten very crowded. Our income can allow us 200k extra for living space. We have decided if it was possible we add another level to our two story home making it 3 story. I saw a few homes in my neighborhood attached on both ends like mine that was added a third level tastelly dont so it does not stand out. My question now is since that owner was able to do that would we be able to do the same? I know I need archetect and all but I only wanted to hire one if it was possible to do it since it is so much money. Please help we live in NYC and if we had to purchase a 2nd home in good condition we have to pay any where from 400-500k and we can't afford that.

Since you live in NYC, the building codes, the building department, and zoning procedures, are alien to normal human beings. You certainly need an architect who is familiar with all of that. Architects may charge for a consultation; I do not, but many do. If it was done elsewhere in your immediate area, why is there any doubt that it can be done for you? Ask those other owners which architects they used, and try them.

Part of the reason fees are expensive in the city is the procedures. Usually one has to pay for an "expediter" who knows and has connections in the building department. In order to "expedite" your project's approval, the "expediter" is often expected to deposit an envelope in the desk drawer of the building official. Do not ask what is in the envelope. Do not ask any questions about the methods of the "expediter". Just be happy that you will eventually get your permit.

Thanks so much Richard, I've been pulling my head thinking what are we going to do our living space is so limited and we can't afford a 2nd home in NY.

Another question for you, would it be cheaper to add another level or exend the living space into back yard and redo everything?

There are so many variables that it would be impossible to answer that question accurately, a good architect who specializes in residential design would be the best bet. Like Richard said, find one to come out and do a consultation - even if he/she does charge for it, it will be money well spent.

quote:

Another question for you, would it be cheaper to add another level or exend the living space into back yard and redo everything

That's a question that definitely has to be answered by someone familiar with city codes and zoning. First it should be determined what's possible and legal, No sense estimating costs for something you won't be permitted to do.

To be able to answer your question accurately, an architect would have to sketch out very basic designs for each option, after determining their legality, and then do a rough statement of probable cost for each. An answer off the top of someone's head won't be very accurate.

You should be able to work out a fee arrangement with an architect which will enable you to bail out inexpensively after the initial stage of his work.

In general, building above an existing structure saves foundation costs, but is very labor-intensive and therefore more costly. Building on the ground is cheaper, but you have to build a foundation. It really all depends on how much space you need, and how much space is possible with each alternative. Maybe your space requirements will dictate one way or the other.

Speaking of space requirements, a written program of kinds of spaces and square footage of each should be arrived at before any architect puts as much as a single line on paper, or on his computer screen, as the case may be.