How to Make Your House Feel Bigger: Smart Expansion Ideas
Looking to expand your home? Discover the best home expansion ideas, from room additions and attic conversions to basement renovations and open floor plans. Learn how to maximize space and increase your home’s value with expert tips from Baca Williamson Architects. Contact us today to start your project!
As architects, we often hear from homeowners looking for home expansion ideas that don’t require moving. Whether you need extra room for a growing family, a home office, or just more functional space, there are several ways to increase home square footage effectively. Here are some of the best home renovation ideas to consider:
1. Build a Home Addition
Adding square footage with a home addition is the most direct way to expand. A rear or side extension can provide a larger kitchen, additional bedrooms, or a spacious living area. If zoning regulations allow, this is a great way to add long-term property value to your home.
2. Finish Your Basement
A basement renovation is often more cost-effective than building out. Converting an unfinished basement into a family room, guest suite, or rental unit adds usable square footage without altering your home’s footprint. A well-planned basement remodel can significantly boost your home’s resale value. Depending on location, some zoning regulations do not allow sleeping quarters in basements.
3. Convert Your Attic into Living Space
If you have an attic with enough height, an attic conversion can turn it into a bedroom, office, or playroom. Adding dormers improves natural light and headroom, making the space more comfortable. Many homeowners choose an attic renovation to maximize underutilized areas in their homes.
4. Open Up the Floor Plan
Sometimes, making a home feel bigger is just as valuable as adding square footage. Removing walls to create an open-concept living space can enhance natural light and improve flow. This approach works well in older homes that have smaller, enclosed rooms.
5. Add a Dormer or Second Story
If your lot is too small for an addition, consider expanding vertically. A second-story addition can double your living space, while a dormer addition can add height and usability to an existing attic. Both options require careful structural planning but can greatly enhance your home’s functionality and value.
6. Expand Outdoor Living Areas
A deck, patio, or screened porch can act as an extension of your indoor space. Outdoor living spaces provide additional room for entertaining, dining, and relaxing, making your home feel larger. Covered patios and three-season rooms are also excellent for year-round use.
Your Home? Let’s Talk!
Expanding your home requires thoughtful planning to ensure the new space meets your needs and budget. If you're considering a home expansion, room addition, or renovation, Baca Williamson Architects can help design a solution tailored to your property and lifestyle. Contact us today to start your project!
Change of Use: What You Can Build on Your Property and How to Get It Approved
You own a property or a building and want to explore your options—what can you build? Can you turn that old warehouse into a restaurant? Convert an office space into apartments? Expand a retail storefront into a mixed-use development? The answer depends on zoning and land use regulations, and in many cases, it may require a Change of Use approval.
What Is a Change of Use?
In zoning and building codes, every property is assigned a specific use classification—such as residential, commercial, industrial, or mixed-use—based on local regulations. A Change of Use occurs when you want to use a building or space for a purpose different from what it was originally approved for.
Some changes are permitted as-of-right, meaning they align with the zoning and don’t require special approvals beyond standard permitting. Others, however, require a variance, special permit, or zoning board approval before you can proceed with renovations or occupancy.
How to Get a Change of Use Approved
Zoning Analysis
Before moving forward, an architect or zoning consultant should perform a zoning analysis to determine:The existing use and whether it is legally recognized.
The proposed use and whether it is allowed under the current zoning.
Any restrictions, setbacks, parking requirements, or occupancy limits.
If the proposed use is not permitted as-of-right, you may need a variance or special permit, requiring an application to the local zoning board.
Filing with the Building Department
If the new use is allowed under zoning, you will still need to file for a Change of Use permit with the local building department. This typically requires submitting architectural plans and documentation showing compliance with:Building codes (fire safety, egress, ADA accessibility).
Structural and mechanical systems (for example, additional loads for residential vs. commercial use).
Energy code and sustainability requirements.
Public Hearing or Zoning Board Approval (If Required)
If your proposed use is not permitted as-of-right, you may need to apply for a variance or special permit through the local zoning board of appeals or planning commission. This process typically involves:Preparing an application with supporting documents, plans, and justification.
Notifying neighboring property owners (required in many municipalities).
Attending a public hearing where officials and community members can provide feedback.
If the board approves your application, you may have conditions to meet, such as providing additional parking or modifying your design to fit neighborhood character.
Final Permitting & Construction
Once approved, you’ll need to obtain the proper construction permits and complete any required renovations. Before occupying the space, an inspection is typically required to ensure compliance with the new use regulations.
How an Architect Can Help
Navigating a Change of Use can be complex, requiring coordination with zoning officials, engineers, and code consultants. As architects, we offer:
Zoning and feasibility studies to assess what’s possible before you invest in design work.
Preparation of architectural plans that meet code and zoning requirements.
Coordination with municipal agencies to streamline the approval process.
Representation at zoning board meetings, if variances or special permits are needed.
If you’re considering a Change of Use for your property, contact us to discuss your options and the best path forward.
How Tariffs Are Affecting Residential Construction Costs in 2025
Tariffs on key building materials have been making waves in the construction industry, and homeowners, builders, and architects are feeling the impact. As material costs fluctuate, understanding how tariffs influence residential projects is crucial for budgeting and planning.
Which Materials Are Affected?
Many essential construction materials, including lumber, steel, aluminum, and concrete, are subject to tariffs, leading to price increases. For example, lumber tariffs have previously contributed to significant spikes in homebuilding costs, while steel tariffs affect everything from structural framing to appliances.
The Impact on Homeowners and Builders
Higher material costs translate into increased project budgets, potentially making new home construction and renovations more expensive. Additionally, supply chain disruptions may cause delays, forcing builders to adapt their timelines.
How to Mitigate Rising Costs
While tariffs can’t be controlled, there are strategies to reduce their impact:
Material Alternatives: Exploring cost-effective and sustainable materials can help offset price increases.
Efficient Design: Thoughtful architectural planning minimizes waste and optimizes space.
Local Sourcing: Domestic materials may offer pricing stability compared to imported goods.
Looking Ahead
The construction industry continues to evolve in response to economic changes. While tariffs add financial pressure, smart planning and material choices can help homeowners and builders navigate cost challenges effectively.
At Baca Williamson Architects PLLC, we help clients create cost-conscious, well-designed spaces that adapt to market conditions. Reach out to discuss how we can make your next project efficient and resilient.
How Much Do Architects Cost?
How Much Do Architect’s Charge?
One of the most common questions we get is, “How much do architects cost?” The answer varies depending on the project’s complexity, size, and scope. Generally, architectural fees range from 5% to 12% of construction costs. However, this percentage can fluctuate based on the level of service and scope of the project.
To make architectural services more accessible, many firms (including ours) offer a phased approach. This means you’re not committing to the full scope of services upfront. Instead, you can start with initial design concepts, feasibility studies and zoning analysis, or permit drawings before deciding on full construction documents and construction administration services.
Every project is unique, and the best way to understand costs for your specific needs is to reach out. Consultations are always free.
Stay in Your Home Longer: Simple Tips for Aging in Place
Your home is your haven, and ideally, it's where you'll stay comfortable and happy for years to come. But as we age, our needs change. The good news is that with a bit of planning and some smart updates, you can "age in place" – staying in your beloved home as you grow older.
Aging in place is all about creating a home that adapts to you, supporting your independence and well-being at every stage of life. Here are a few ideas to get you started:
1. Getting Around:
Step-free Entryways: Say goodbye to tripping hazards! Consider a ramp or small lift if you have steps leading into your home.
Wider Doorways: Ensure doorways are wide enough for walkers or wheelchairs, just in case you need them down the line.
Lever Handles: Swap out doorknobs for lever-style handles – they're much easier on the hands.
2. Bathroom Ideas:
Walk-in Shower: A walk-in shower with a built-in seat is a game-changer, making bathing safer and more comfortable.
Grab Bars: Install grab bars near the toilet and in the shower for added stability.
Non-slip Flooring: Choose non-slip tiles or mats to prevent accidents.
3. Kitchen Comfort:
Lower Countertops: Make it easier to reach items without straining by lowering countertops or adding adjustable shelves.
Pull-out Shelves: These make accessing items in lower cabinets a breeze.
Easy-reach Appliances: Consider a wall oven or a microwave placed at a comfortable height.
4. Lighten Up:
Brighten Up: Good lighting is crucial! Increase lighting in hallways and stairways to prevent falls.
Motion Sensors: Install motion-activated lights in key areas for added convenience and safety.
Beyond the practical stuff:
Stay Connected: Create spaces in your home that encourage social interaction and connection with loved ones.
Embrace Flexibility: Design rooms that can adapt to your changing needs over time.
Aging in place isn't just about adapting to limitations; it's about creating a home that supports your well-being and allows you to live your best life, at every age. With a little planning and some thoughtful updates, you can ensure your home remains a source of comfort, joy, and independence for many years to come.
Designing Your Kitchen Around Your Life: A Timeless Approach to Functional Kitchen Design
In the ever-changing world of kitchen design trends, it’s tempting to follow what’s popular. However, at Baca Williamson Architects PLLC, we believe that a kitchen should be designed around your lifestyle to ensure it remains both functional and timeless. Here’s how to create a custom kitchen design that fits your unique needs, blending functionality with style.
1. Consider Your Cooking Habits
Your cooking habits should guide your kitchen design. Frequent cooks benefit from ample counter space and durable, high-quality appliances. For entertainers, an open kitchen layout with island seating enhances social gatherings.
2. Optimize Layout Efficiency
The kitchen work triangle (sink, stove, fridge) can be adapted to your lifestyle. Multi-cook households may need multiple zones, while families with children should consider safety and accessibility.
3. Tailored Storage Solutions
Storage should reflect your lifestyle. Bulk shoppers need large pantries, while minimalists can opt for sleek cabinetry. Custom storage solutions ensure your kitchen stays organized and clutter-free.
4. Timeless Aesthetics
Choose durable materials like natural stone, wood, and classic tile to maintain a timeless look. A neutral color palette with easily changeable accents can keep your kitchen stylish yet personal.
5. Smart Technology Integration
Whether you prefer smart appliances or simple, manual options, smart kitchen design can enhance efficiency. Integrate technology that suits your comfort level and needs.
6. Sustainability and Longevity
Invest in energy-efficient appliances and durable materials to create a sustainable kitchen that reduces waste and lasts for years, aligning with sustainable kitchen design principles.
7. Creating Flow Through Interior Alterations
Sometimes, removing walls or altering the layout can drastically improve your kitchen’s functionality and flow. An open floor plan can connect the kitchen with dining and living areas, creating a seamless transition between spaces and enhancing natural light and social interaction. These interior alterations not only update the space but also make your home more adaptable to your lifestyle.
At Baca Williamson Architects PLLC, we specialize in creating kitchens that balance form and function, tailored to your lifestyle. Whether it’s a complete redesign or thoughtful interior alterations, we focus on timeless designs that elevate your everyday living experience.
Amnesty Program for Building Compliance in Brookhaven
The Town of Brookhaven has launched an Amnesty Program through its Building Division, running from January 1, 2025, to March 31, 2025. This limited-time program is a valuable opportunity for property owners to bring their residential properties into compliance with building regulations without incurring additional penalties.
Who Can Benefit?
The program is specifically designed for:
Unpermitted Work: Properties where work was completed without the required permits.
Expired Permits: Permits that have been expired for over 90 days, which would otherwise incur additional fees.
Key Benefits
Fee Waivers: The program waives additional fees for permits that have been expired for over 90 days.
Ease of Compliance: Participants only need to pay standard renewal fees, streamlining the process of resolving outstanding issues.
How to Participate
Property owners can take advantage of this program through two convenient options:
In Person
Visit Brookhaven Town Hall:
Address: 1 Independence Hill, Farmingville, NY 11738
Online
Renew your permits via the Building Division Website.
This program is a fantastic opportunity for homeowners to address unpermitted or expired work while avoiding extra fees. By participating, you’ll not only ensure your property complies with local regulations but also contribute to the safety and orderliness of the Brookhaven community.
At Baca Williamson Architects PLLC, we encourage all homeowners in Brookhaven to take advantage of this program. It’s a straightforward and cost-effective way to address compliance issues like decks, additions and any work done without permits.
If you have questions or need professional assistance, feel free to reach out to us.
Happy New Year - 2025
Looking for architectural services for your 2025 project?
Baca Williamson Architects PLLC specializes in both commercial and residential architectural services to the New York & Long Island area. Whether you’re planning a new build, renovation, or addition, we can help.
Contact us today to discuss how we can help with your upcoming project. Partner with Baca Williamson Architects PLLC for professional and efficient architectural solutions in 2025. See our services here.
¿Hablas español? En Baca Williamson Architects PLLC, ofrecemos servicios de arquitectura comercial y residencial, y estamos orgullosos de atender a nuestra comunidad hispanohablante. Nuestro equipo está preparado para trabajar contigo en tu proyecto de 2025, brindándote diseños innovadores y soluciones personalizadas. Contáctanos hoy mismo; ¡estaremos encantados de ayudarte!
Contact us today!
What To Do If You Receive a Stop Work Order
Stop Work Orders and how to handle them.
A Stop Work Order is issued by local authorities when construction violates building codes, lacks permits, or poses safety risks.
How to Get a Stop Work Order:
Common reasons include:
Unapproved work or permits.
Safety violations or failure to meet building codes.
Complaints from neighbors.
How to Fix a Stop Work Order:
Understand the violation: Review the citation and consult an architect or the building department.
Correct the issues: Submit permits, fix code violations, or improve safety measures.
Schedule an inspection: Get approval from the building department before resuming work.
Quickly addressing the issue and working with local agencies ensures minimal delays and smooth project progress.
Stop work can sometimes be accompanied by a fine and construction will not be allowed to continue until the issue is resolved.
A stop work order is often issued for work that was not originally approved and a building permit will need to be obtained.
Do You Need a Building Permit?
Do you need a building permit?
If you’re planning a construction project, one of the first questions you’ll encounter is whether you need a building permit or not. The answer depends on the scope and type of work. Generally, permits are required for major renovations, structural changes, or new construction, such as building an addition, installing a deck, or altering plumbing and electrical systems.
Minor updates like painting, replacing cabinets, or installing light fixtures typically don’t require a permit. That said, rules vary by location, and even seemingly small projects might need approval depending on zoning laws or local codes.
To ensure your project complies with regulations, consult an architect or contractor and check with your local building department for specific requirements. Starting your project with the right permits can save you time, money, and stress in the long run.
Happy Holidays and Happy New Year from Baca Williamson Architects, PLLC! As we welcome 2025, we invite you to think of us for your upcoming projects. Wishing you a season filled with joy and happiness!
Why Zoning Analysis is the Key to Successful Project Planning
Starting with zoning analysis gives clarity on factors like setback requirements, floor area ratio (FAR), building height limits, and other property-specific regulations. This step also includes consulting with the building department to confirm recent zoning updates that may impact the project’s scope.
An accurate, up-to-date land survey is typically required to ensure compliance with local codes and provide a clear picture of property boundaries and existing structures. Conducting a zoning analysis early helps you understand the site’s true potential, minimize costly risks, and streamline the approval process.
For homeowners, developers, and real estate professionals, zoning analysis with Baca Williamson Architects, PLLC provides invaluable insights that guide informed decisions and lead to smoother project execution.
Mother-Daughter Filings in the Town of Hempstead, NY
Mother-Daughter use homes present a very practical solution for multigenerational families in the Town of Hempstead, New York. A mother-daughter setup involves separate living quarters within the same property. To make a single-family home into a mother-daughter legally, certain filings with the Town of Hempstead must be made.
What Is a Mother-Daughter Home?
A mother-daughter home has two separate living areas, including the main residence and the accessory apartment with an individual kitchen, bathroom, and sleeping area. These homes are functionally identical to two-family residences but are categorized differently under a local zoning laws. In Hempstead, for example, mother-daughter homes must be single-family zoned, and the accompanying apartment is typically used by a family member.
Applicability/Filing Requirements
To create a mother-daughter designation, you will need to get a permit from the Town of Hempstead through the Building Department. Here's a simplified explanation of how this process works:
Property Survey: For the purpose of zoning, you will need a current property survey that actually reflects the existing property conditions for setbacks and lot coverage.
Architectural Plans: The proposed layout must be provided in detailed drawings by a licensed architect or engineer and show how the accessory apartment will fit within the existing structure.
Certificate of Occupancy: The Town will issue an amended Certificate of Occupancy reflecting mother-daughter status upon approval.
Renewal: Permits for mother-daughter use often require periodic renewal, ensuring the property continues to meet local requirements.
Key Considerations
Family-Only Rule: The accessory apartment is usually restricted to family members. Renting the unit to non-relatives without proper permits is not permitted.
Parking: Adequate parking must be provided to avoid neighborhood congestion.
Zoning Compliance: Any modifications to the structure must align with Hempstead's zoning code, which can vary by neighborhood.
How We Can Help
Baca Williamson Architects PLLC specializes in the intricacies involved in building department filings in Hempstead. From design development through preparation and filing of permit applications, we make sure your project meets the regulations. Whether you are trying to convert your house to a mother-daughter or need information on other zoning issues, we are here to help you through it all.
Why Existing Conditions and As-Built Surveys Are Essential for Accurate Project Planning
In architecture and construction, existing conditions and as-built surveys are crucial steps that lay the groundwork for any renovation or redevelopment project. Accurate measurements of the current structure are fundamental to designing safe, effective, and compliant solutions.
These surveys involve documenting the current layout, dimensions, and structural elements of a building. Advanced tools like point cloud LiDAR scanning have transformed this process, allowing for highly precise, 3D digital representations of spaces. Unlike traditional measuring methods, which can leave room for human error, LiDAR captures millions of data points, providing accurate dimensions that architects and engineers can use as a reliable base for design.
New York State Energy Code: Key Requirements for Residential Projects
New York State’s Energy Code sets standards for energy efficiency in new residential builds and major renovations. Meeting these requirements helps lower energy costs, improves home comfort, and supports environmental goals. Here’s a concise overview of what the code requires.
1. Building Envelope: Insulation, Windows, and Air Sealing
Insulation: Required R-values (thermal resistance) vary by climate zone to reduce heat loss. Colder areas need higher R-values.
Windows & Doors: Maximum U-values (heat transfer) and low-emissivity (Low-E) coatings are often required to improve efficiency.
Air Sealing: Critical areas, like around windows and plumbing, must be sealed to minimize air leakage. Blower door tests may be used to verify compliance.
2. HVAC (Heating, Ventilation, and Air Conditioning)
System Efficiency: HVAC systems must meet minimum efficiency ratings, like SEER for AC units and AFUE for furnaces.
Ductwork: Properly insulated and sealed ducts reduce air loss, especially in unconditioned spaces.
Ventilation: Efficient ventilation systems maintain air quality without excess energy use.
3. Water Heating & Plumbing
Efficient Water Heaters: Energy Star or high-efficiency models are recommended. Tankless and heat pump water heaters can help meet code requirements.
Pipe Insulation: Hot water pipes should be insulated to prevent heat loss.
4. Lighting
Efficient Bulbs: At least 90% of installed lighting should use LEDs or CFLs.
Lighting Controls: Dimmers, motion sensors, and timers are encouraged for added energy savings.
5. Renewable Energy Options
While not mandatory, solar panels and other renewable energy systems can help meet energy goals and reduce costs over time. State incentives are available for those who choose to incorporate them.
6. Compliance
Energy compliance forms, inspections, and tests (e.g., blower door tests) ensure the home meets energy efficiency standards. Proper documentation is part of the permit application process.
Summary
Complying with New York’s Energy Code creates a more sustainable, cost-effective home. Efficient insulation, HVAC systems, water heating, lighting, and renewable energy options all contribute to lower energy usage and better comfort. Working with an architect or energy consultant can simplify the process and help ensure compliance with all code requirements.
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Building in a Flood Zone in New York: What You Need to Know
Building in a flood zone in New York requires careful planning and strict adherence to FEMA regulations to ensure safety and compliance. With rising sea levels and increased storm frequency, many property owners and developers are dealing with flood zone restrictions more often. Whether you're building a new structure or renovating an existing one, here are some key considerations to keep in mind when building in a flood zone.
1. Understanding FEMA Flood Maps
The Federal Emergency Management Agency (FEMA) publishes flood maps, known as Flood Insurance Rate Maps (FIRMs), which designate areas with different flood risks. FEMA flood maps divide regions into flood zones based on the likelihood of flooding events. As an architect, I often start here to identify the specific zone and associated requirements, as the flood zone designation will significantly influence the design and construction approach.
2. Flood Zone Types
FEMA categorizes flood zones according to flood risk, and each has specific building requirements. The most common zones are:
Zone X: Low-risk areas outside of the 100-year floodplain, typically with no special construction requirements.
Zone AE: High-risk areas within the 100-year floodplain. These areas require building regulations to reduce flood damage, such as elevating the structure.
Zone VE: Coastal high-risk zones exposed to storm surges and wave action. Building in Zone VE requires the most stringent regulations, including elevation and foundation reinforcements to withstand wave impact.
Knowing your flood zone type helps determine the necessary precautions for construction.
3. Base Flood Elevation (BFE)
The Base Flood Elevation (BFE) is a critical concept when building in a flood zone. BFE represents the height that floodwaters are expected to reach during a 100-year flood event. Structures in flood zones must be built above the BFE to reduce flood damage risk. Depending on the local building codes and FEMA requirements, you may be required to build a certain number of feet above the BFE (known as “freeboard”). Many New York areas require a minimum of 1-2 feet of freeboard, but local municipalities may have higher standards.
4. FEMA Building Requirements
FEMA has established strict guidelines for building in flood-prone areas, particularly in AE and VE zones. Here are some key FEMA requirements:
Elevated Foundations: Structures in flood zones are typically built on elevated foundations, such as piles or piers, to raise the living area above the BFE.
Vents for Floodwater: Buildings in flood zones often need to include specific vents to allow floodwater to flow through the foundation, reducing pressure and structural damage.
Dry and Wet Floodproofing: Dry floodproofing involves making the structure watertight below the BFE, while wet floodproofing allows certain areas (such as garages) to flood but includes materials resistant to water damage.
Utilities and Mechanical Equipment: Any utilities, such as HVAC systems and electrical equipment, should be installed above the BFE to prevent damage from floodwaters.
5. Additional Considerations and Costs
Building in a flood zone can be more expensive due to the extra precautions and materials required to meet FEMA standards. Additionally, properties in higher-risk flood zones may be subject to higher flood insurance premiums. Working with an architect familiar with flood zone regulations can help ensure that the design is both FEMA-compliant and cost-effective.
Local municipalities may also have additional building codes or guidelines on top of FEMA’s requirements. In some areas, even if you’re outside of a designated flood zone, the property might still be subject to flood-resistant building standards.
Essential Window Specifications
As architects in New York, here’s what you need to know when specifying windows for residential projects:
1. Egress Requirements: Windows in sleeping rooms must meet egress standards for emergency exits. In New York, an egress window typically requires a minimum opening width of 20 inches, a height of 24 inches, and an opening area of at least 5.7 square feet, with the sill no more than 44 inches from the floor.
2. U-Value: U-value measures the rate of heat transfer through the window. Lower U-values indicate better insulation and energy efficiency. For New York's climate, a U-value below 0.30 is ideal for reducing heating and cooling costs.
3. Solar Heat Gain Coefficient (SHGC): SHGC indicates how much solar radiation enters through the window. In colder climates, a higher SHGC (around 0.30-0.40) helps capture heat from the sun in winter, reducing heating needs.
4. Types of Glass: Double or triple glazing, low-E (low emissivity) glass, and laminated glass improve energy efficiency, sound insulation, and UV protection. Low-E coatings are especially valuable for controlling heat gain and loss without compromising natural light.
5. Materials: Choose from wood, vinyl, aluminum, and fiberglass frames. Each material has different thermal properties, aesthetics, and durability. Vinyl and fiberglass are popular for their energy efficiency, while wood offers a classic look but may require more maintenance.
6. Energy Star Compliance: Windows with the Energy Star label meet strict energy-efficiency guidelines for New York’s climate zones, helping homeowners save on utility bills.
With the right balance of aesthetics, efficiency, and code compliance, window selection can greatly enhance a building's performance and comfort.
Understanding Variances in New York
Understanding Variances in New York: What They Are and Common Types
In New York, variances are a frequent consideration when pursuing building projects, especially when working with older properties or specific zoning constraints. As architects in New York State, I’ve seen firsthand how variances are often required to move a project forward while ensuring it complies with both state and local regulations. Let’s take a look at what a variance is, why you might need one, and the most common types of variances encountered in construction projects.
What is a Variance?
A variance is an official waiver from certain zoning or building code requirements. It allows a property owner to deviate from the specific rules and restrictions in place for a property. Variances are typically granted when strict adherence to the code would result in an undue hardship for the property owner and when the proposed change won't significantly harm the surrounding neighborhood or environment.
Why Might a Variance Be Needed?
Most variances come up due to zoning code requirements, such as those dictating how a property can be used, its size, and its placement on the lot. However, variances can also be required to deviate from state-level building codes in New York State, which cover broader safety and construction standards. The most common reason for seeking a variance is that existing conditions, particularly with older buildings, may not align with current codes.
Common Types of Variances
Setback Variances
Setbacks dictate how far a building or structure must be from property lines, streets, or neighboring buildings. A setback variance is one of the most common types requested, often because an existing building was constructed before the current zoning laws and may not meet these new requirements. Property owners might seek setback variances to build closer to property boundaries or to accommodate additions.Building Area/ Floor Area Ratio (FAR) Variances
Floor Area Ratio (FAR) limits how much of a property can be covered by structures. For example, if zoning codes only allow a certain percentage of land to be developed, a property owner might apply for a building area variance to exceed this limit. This is common in high-demand urban areas where maximizing space is essential.Height Variances
These variances permit buildings to exceed the height restrictions set by zoning laws. Property owners typically seek height variances when adding floors or unique roof features to a building in areas with height limitations.Use Variances
Use variances allow property owners to use their property for purposes not typically permitted by zoning laws. For example, a commercial variance might be needed to operate a business in a residential zone, or a residential variance might allow for an accessory apartment in a zone designated for single-family homes.
Applying for a Variance
Applying for a variance usually involves submitting an application to the local zoning board or another municipal authority, along with detailed plans and explanations of why the variance is necessary. Approval processes can vary by location, and community hearings may be involved.
When pursuing a project in New York, it’s essential to understand zoning and building codes.
Legalizing Basements in New York State: Key Steps and What to Know
Legalizing or Maintaining an Existing Basement Without Permits in New York State
If you have an existing basement that was previously finished without permits, you’re not alone—many New York State homeowners face this situation. However, to ensure the space is safe, compliant, and habitable, it’s essential to bring it up to code. Whether you’re looking to legalize the space or build it out, we can guide you through the necessary steps.
Steps for Legalizing an Unpermitted Basement
Evaluate Existing Conditions: First, a professional assessment will identify any code violations or safety issues that must be addressed. Common areas of concern include ceiling height, structural integrity, egress (exit) options, ventilation, and waterproofing.
Design & Permitting: A legalization process often starts with architectural plans that bring the basement up to code. These plans are submitted to your local building department for review and permitting. Local codes will specify requirements for:
Egress: Basements require one or more points of exit, like windows or doors, that meet size and placement criteria for emergency escape.
Ceiling Height: Most areas require at least 7 feet of clearance in habitable rooms, but local building codes will specify the exact requirements.
Ventilation & Light: Natural light and proper ventilation are essential, especially if the basement will serve as a living space. Ventilation requirements vary, but may include mechanical ventilation systems or windows.
Energy Efficiency: Insulation, windows, and other energy elements must meet New York State’s energy code to maintain a comfortable, efficient environment.
Construction & Compliance: Any necessary construction is then completed to ensure the basement meets code requirements. This might involve installing or modifying egress windows, updating insulation, or upgrading electrical and plumbing systems.
Final Inspections and Certification: After construction, the building department conducts inspections to verify code compliance. If approved, the basement can be legally recognized, and you may receive a Certificate of Occupancy or amended permit.
Maintaining an Existing Basement Without Legalization
If your basement is functional but not intended for use as a habitable space, certain modifications may help bring it closer to compliance without full legalization. This could include basic safety upgrades or maintenance on existing systems. However, be aware that an unpermitted basement remains non-compliant until fully legalized, which can impact your insurance, liability, and future property sales.
Important Disclaimer
Because building codes and requirements vary across New York State, we strongly recommend checking with your local building department to understand the specific regulations in your area. Or, if you’re ready to start the legalization process, give us a call! With our experience in New York State basement legalizations, we make it easy to ensure compliance and maximize the value of your space.
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Understanding Architectural Fees
When hiring an architect, understanding the fee structure is crucial. Architectural fees are typically presented in three ways: as a lump sum, billed by phase, and based on construction costs.
Lump Sum Fees
A lump sum fee is a fixed price covering all architectural services from start to finish.
Phase-Based Billing
Phase-based billing breaks down services into stages, each with its own fee:
Schematic Design: Initial design concepts, e.g., $4,500.
Design Development: Detailed plans, e.g., $2,500.
Construction Documents: Detailed drawings for permits and bids, e.g., $9,000.
Construction Administration: Oversight during construction, e.g., $3,500.
Payments are made at the completion of each phase, aligning with project progress or billed monthly.
Based on Construction Costs
Some architects charge a percentage of the total construction cost, ensuring fees reflect the project's scope and complexity. This method ties the architect's fee to the final cost of building, typically ranging from 5% to 15%.
Choosing the Right Fee Structure
Project Complexity: For straightforward projects, a lump sum might provide simplicity. More complex projects might benefit from phase-based billing or percentage-based fees to accommodate evolving requirements.
Budget Control: Lump sum fees offer predictability, while phase-based billing provides flexibility to manage costs throughout the project.
Client Preferences: Some clients prefer the transparency of phase-based billing, while others appreciate the direct correlation of fees to construction costs.
Importance of Clear Contracts
No matter the fee structure, clear and detailed contracts are essential. They should outline:
Scope of work
Payment schedule
Deliverables at each phase
Terms and conditions
Clear communication and a well-defined agreement help ensure a smooth collaboration between clients and architects, avoiding misunderstandings and ensuring that all parties are aligned from the outset.