Many envision the old 19th century barn, a free-standing garage or even the vine covered unused garden shed on their property being used as a future structure.
From an artist’s studio or children’s playhouse to a guest cottage the imagination is fertile. Often however the plan is futile due to the structure itself.
Remove the rose-colored glasses, dust off the romantic notions and face the building in the full light of day.
Should it lean like an iconic Italian tower or creak worse than 98-year old great aunt Tilly – that is not a good sign. Does furniture bounce and rock against the walls when walking on the floors? Cracks in the plaster, drywall, and masonry wall tell a tale - often a horror story.
"The time has arrived to call in an architect," said Thomas M. Leigh AIA.
According to Leigh, owner of Peekskill NY's Hudson River Architecture an architect will use the terms “plumb, level, and square” concerning the small differences in how straight a wall is, whether the floors are sagging, and how far the building is tilting towards great Aunt Tilly’s house next door.
When such a structure has fought time and gravity and lost the battle many owners are dismayed at the architect’s assessment to “pull it down” and start anew.
Before shrieks about historical value and preservation begin- facts need to be faced according to Leigh.
Most structures found throughout our area do not have a direct connection to Washington or Lincoln unless the previous owners’ names were such. Nor do they warrant the construction and film crew of “This Old House” to pull into the driveway ready for renovation.
They were built to fit a need, often by untrained hands and with materials meant to last a decade or two – not a century or more.
When a design professional delivers the happy news that preservation is possible important items need to occur prior to tearing apart a building’s rotted and damaged structural members.
A written plan of what the renovation needs to accomplish is essential for establishing budget and design concepts. It allows an architect, knowledgeable in local building codes and zoning laws, to first start the search for proper government paperwork.
Local building and zoning laws might find the intended renovated building needs to be a certain distance off a property line. If it is not, a zoning variance must be applied for at a cost averaging $300.
"Approval of a variance is never guaranteed," said Leigh.
Building departments are very savvy. Even if the homeowner and friends are doing the work proof of insurance covering both the structure and on-site workers needs to shown. Additional statutory workmen’s compensation insurance might be required if everyone is working full-time as the homeowner has in effect become the general contractor.
They also assign building permit fees to the homeowner/general contractor for time and labor.
In setting a budget a general rule is if more than 50% of any key elements such as windows, doors, roofing, walls, floors, HVAC, insulation, mechanical, electrical, and/or plumbing systems are replaced the owner might be required to bring all fore-mentioned elements up to current codes.
Some chose not to be upfront in their plans in the hope of saving money. Doing any renovation work under the cover of darkness and without local governmental approvals may cost additional penalties.
"Homework done by the homeowner and/or the architect delivers the best solutions that are reflected in satisfaction of a final project well-done," said Leigh.
