Page 10 - NY Cooperator April 2020
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10 THE COOPERATOR —  APRIL 2020  COOPERATOR.COM  EXTERIOR MAINTENANCE     e proliferation of new luxury condos in   New York and other dense metropolitan areas   has upped the ante on amenities and in-house   services that buyers have come to expect, in-  cluding high-end   nishes and modern con-  veniences ready for immediate move-ins and   years of enjoyment without the need for so   much as a screwdriver.  But for the thousands of units originally   built decades ago without the layouts, electri-  cal capacity, and high-tech materials that to-  day’s residents require, raising the bar to com-  pete for buyers’ eyes can be a challenge. Even   previous renovations may still fall short of the   checklists that house-hunters have developed   in the Streeteasy years, making creative solu-  tions necessary. Residents who want to up-  grade their aging units to current standards   need to think outside of the box—or rather,   outside the walls.  Keeping It Cool  Chief among missing amenities in older   buildings  is  air  conditioning.  “Most  pre-  WWII buildings do not have central air con-  ditioning systems,” says Ronald Erickson,   principal engineer of RRE Engineering, “and   it is nearly impossible to retro  t them for this   feature.” But as anyone who has spent a sum-  mer in New York knows, some form of air   conditioning is pretty crucial—especially as   climate change and air pollution make sum-  mers longer, hotter, and less breathable.   According to Erickson, there are three AC   options for buildings without central systems:   window units, through-wall units, or in-  apartment central systems (also referred to as   split systems).     e easiest—and therefore most com-  mon—of these is the window unit. Relatively   inexpensive, these can be installed or unin-  stalled without need for any sort of   ling or   permit. Residents can usually install these   units themselves without much hassle—   though according to Erickson, proper instal-  lation requires about a quarter-inch of down-  ward pitch to prevent condensate spilling into   the apartment, while also preventing runo     from  compromising  the  building  facade,  or   worse, the unit itself falling out onto the street   below. Building codes also require the use   of “metal brackets, mounting rails, etc. \\\[that   are\\\] structurally fastened to the building and   must be strong enough for the size and weight   of the AC unit.” Any leveling or positioning   items also must be securely fastened. Except   in the case of very small units, Erickson rec-  ommends a slide-in chassis for this purpose,  not uncommon for residents to enclose bal-  because it allows the unit to be installed and  conies and terraces to make them part of their  ment of the building. However, enclosing one   removed most safely.      rough-wall units are a more costly ret-  ro  t and require more oversight.    e DOB  ment with limited square footage is actually a  its taxation, building code compliance, use   considers these permanent, and therefore re-  quires permitting and   ling, says Erickson. If  son,  the  DOB  started  cracking  down  on  il-  a building is in a landmarked district, separate  legally enclosed balconies and terraces in the  ci  c DOB   lings that should be of concern to     ling and permitting must be secured with  mid-1970s, and published speci  c rules for  architects, engineers, contractors, and boards.   the Landmarks Commission as well.      e third—and most expensive—AC op-  tion is a central apartment system. While   luxurious, “Central apartment systems are  tion F Design in Manhattan. She has worked  the city’s Façade Inspection and Safety Pro-  more problematic,” warns Erickson, “because  with many clients who either have old en-  they require larger, non-standard openings  closed balconies that still need to be legalized  Local Law 11 (LL11) cycle, which ended on   for condensing units.” Units are scaled to the  (that is, properly permitted and   led with the  February 20, 2020. During this inspection, a   amount of space they will be cooling; a too-  small unit won’t cool properly, and a too-large  space by enclosing an abutting outdoor area—  one won’t take enough moisture out of the air.  usually when their family expands.   Either way, due to the bulk and unsightliness   of the units, Erickson says “It’s preferable that  “because a one-bedroom unit with even one  spector must comment on this in the report,   the openings not be on the walls facing the  child in a family is not su   cient.” Bellettiere  and the DOB will require the enclosure to be   street, or the primary façades with entrances.”  understands that not every client can just  removed, or the repair program   led with the   Since that isn’t feasible for most apartments,  move to a bigger apartment, or buy an adjoin-  it leaves this option available mostly to apart-  ments with roof rights or other outdoor space  expert on what she calls the “hideous and time  Real Estate for Charles H. Greenthal & Com-  like a balcony.  The Issue with Enclosures  And speaking of balconies...they’re an-  other point of indoor-outdoor interface. It’s  sidered a limited common apartment element   indoor living space. But what seems a simple  does make it count toward the building’s   oor   enough way to add another room to an apart-  complicated alteration. According to Erick-  what  types of  alterations  were allowed  with   proper permitting.   Suzana Bellettiere is an architect with Sec-  DOB) or who want to enlarge their interior  quali  ed inspector determines whether each   “We call them ‘baby enclosures,’” she says,  not in Safe condition,” he continues, “the in-  ing unit, so she has become somewhat of an   consuming” process of getting existing enclo-  sures approved by the DOB.  Legally, an open balcony or terrace is con-  and isn’t included in the   oor area measure-  area square footage —which in turn impacts   and occupancy parameters, and other mu-  nicipal standards.    at’s why it requires spe-  Regulations evolve and change of course,   but currently the DOB allows existing en-  closures to remain, as long as they passed   gram (FISP) inspections in the most recent   balcony enclosure in a building is structurally   stable, explains Erickson. “If an enclosure is   Department.”  Frank Durant, VP of Lower Manhattan   pany, adds that even factoring in the value-  add for owners, the sheer di   culty of getting   an enclosure project approved makes him   When Interior Renovations Become Exterior Issues  Coping With Construction   BY DARCEY GERSTEIN  continued on page 15 


































































































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