Note the black framing which is where two single family homes were merged and in this case offer a re-separation option by rolling down a metal divider.

The Ultimate Guide to Merging Townhouses and apartments in NYC

In the bustling metropolitan landscape of New York City, merging townhouses and apartments has emerged as a growing trend among homeowners seeking larger living spaces in sought-after neighborhoods like Greenwich Village, Chelsea, and the Upper East Side. This process not only offers a cost-effective alternative to purchasing a bigger unit but also allows for a creative reimagining of space usage in areas where listings are scarce and prices remain high. The endeavor requires navigating a maze of legal and regulatory frameworks, including securing permits from the Department of Buildings, the Landmarks Preservation Commission, and potentially filing with the State Attorney General’s Office for multifamily Condo or Co-Op conversions, underlining the complexity and planning needed to realize such projects.

Understanding the Legal and Regulatory Framework

When merging townhouses and apartments in NYC, understanding the legal and regulatory requirements is crucial. Here's a breakdown of the key steps and documentation needed:

Initial Applications and Permits:
Alteration Type 1 Application: Required for combining townhouses and apartments to secure a new Certificate of Occupancy.
DOF Lot Merger: Necessary for legally merging the properties under a single tax lot, involving an RP602 application, land survey, and deed.
Landmarks Preservation Commission Permits: Essential if any of the townhouses and apartments have landmark status.
Additional Regulatory Considerations:
Certificate of No Harassment: Needed if properties are SRO restricted, ensuring no tenant harassment has occurred prior to conversion.
State Attorney General’s Office Filing: Mandatory for converting merged townhouses and apartments into multifamily condos or co-ops.
Compliance with Building Codes and Local Laws:
NYC Building Code Compliance: Includes adherence to safety, structural standards, and fire protection regulations.
Local Law 38 Compliance: Involves lead paint and asbestos testing for buildings constructed before 1978.
Tax and Zoning Rules: Merging properties must comply with current tax obligations and zoning regulations, with applications processed by the Department of Finance and the Department of Buildings.

By navigating these steps, property owners can ensure their townhouse merging project aligns with NYC's stringent legal and building standards.

Project by GHD in Forest Hills, NY. Plans for merging two homes

Navigating the Approval Process

Navigating the approval process for merging townhouses and apartments in NYC involves a meticulous series of steps to ensure compliance with city regulations and building codes. Here is a detailed walkthrough:

Initial Consultations and Verifications:
Consult with the building manager and super for insights and advice on the building's specific requirements.
Review the building's rules, Alteration Agreement, and ensure the building architect reviews your preliminary schematic design plan.
Gather essential property information such as block/lot and street address, and verify no outstanding ECB Violations exist.
Documentation and Filings:
Obtain a tax clearance by resolving any outstanding taxes or violations through NYC's CityPay.
Provide a copy of the deed(s) demonstrating common ownership of the properties involved.
Submit a completed Request for Merger or Apportionment form alongside necessary supporting documents like land surveys and tax clearance to the Department of Finance.
For condominiums, ensure all unit designations and floor plans are consistent across documents, with common interest percentages accurately calculated.
Permits and Architectural Requirements:
Hire an architect or engineer to create detailed property drawings at a specified scale with a North Arrow.
The architect must file an Alteration GC or Alt Type 2 with the NYC Department of Buildings, which does not require a new Certificate of Occupancy but does require detailed plans and approvals.
Obtain necessary permits such as asbestos inspection, plumbing, and electrical permits, which have varying costs.
Use an expediter to manage the submission and tracking of all required permits and filings, ensuring adherence to city timelines and reducing potential delays.

Each step requires careful attention to detail and adherence to NYC's stringent property and building regulations.

Merged duplex project by GHD on 81st in NYC

Design Considerations and Architectural Planning

When merging townhouses and apartments in NYC, architectural planning and design considerations play a crucial role in ensuring the new space is both functional and aesthetically pleasing. Here are key factors to consider:

Room Flow and Space Utilization:
Address quirky layouts such as long hallways and many small rooms to enhance spatial efficiency.
Ensure that new rooms comply with light and air regulations, crucial for habitable spaces.
Consider the flow between old and renovated units, especially in pre-war vs. post-war structures.
Structural and System Updates:
Update essential systems including electrical, plumbing, and HVAC to support the combined structure.
Soundproofing and structural modifications might require consulting a structural engineer.
For kitchens, ensure compliance by removing one kitchen unit; plumbing may be repurposed for new bathroom facilities or washers/dryers.
Aesthetic Cohesion:
Harmonize differing elements like flooring, trim, and fixtures to create a unified look.
Work with experienced architects to maintain or enhance unique architectural features while ensuring the design remains cohesive throughout the merged townhouse.

By carefully planning and considering these aspects, the merged townhouse can not only meet functional needs but also become a tailored, cohesive living space that reflects the owner's preferences and lifestyle.

Financial Implications and Cost Management

When considering merging townhouses and apartments in NYC, financial planning is crucial. Below are the key cost elements associated with these projects:

Initial Costs and Fees:
Combination Costs: Starting at $400-500 per square foot for horizontal combinations and $600 for vertical ones.
Vertical Connection Costs: Approximately $60,000, which includes stair installation.
Building and City Permits: Necessary for legal approvals, can be substantial depending on the scope.
Additional Financial Considerations:
Unexpected Renovation Costs: It's prudent to budget at least 15% above the initial estimates to cover unforeseen expenses.
Temporary Housing: If staying off-site, costs can start at $3,000 per month for a furnished one-bedroom.
Insurance and Maintenance: Meeting insurance requirements and managing maintenance, especially when purchasing floor area from common areas, adds to the ongoing costs.
Long-term Financial Planning:
Resale Value and Market Trends: Merging can potentially increase property value by up to 50%. However, the actual increase depends on various factors including the quality of the renovation and the market conditions at the time of sale.
Financing Options: Options include personal loans, home equity lines of credit, or government grants. For those who already own their units, leveraging home equity can be an effective way to finance the purchase of an adjacent unit.

These financial aspects require careful consideration and planning to ensure the feasibility and success of merging townhouses and apartments in NYC.

Conclusion

Through the journey of merging townhouses and apartments in NYC, we have traversed the complex landscape of legal, regulatory, and architectural planning. From securing necessary permits and navigating the approval process to crafting a cohesive design and managing financial considerations, each step is integral to transforming separate units into a singular, expansive home. This endeavor not only enhances living spaces but also preserves the architectural charm and heritage of New York City, all while offering a cost-effective alternative to buying larger, single units in this highly competitive market.

Understanding the intricate process and potential pitfalls is essential for homeowners looking to embark on this venture. With careful planning, adherence to regulations, and a keen eye for design, merging townhouses and apartments can profoundly enrich one's living experience and potentially increase the property's value. For those ready to take the next step towards creating their dream home in the heart of NYC, schedule a design session now. Embracing this opportunity can pave the way for a more spacious and harmonious urban residence.

FAQs

1. What are the requirements for merging two apartments in NYC?
To merge two units in NYC, the architect must submit an Alteration GC or Alt Type 2 to the NYC Department of Buildings (DOB). The units must be directly adjacent or vertically connected across no more than two floors. It's important to note that the means of egress cannot be altered, and any new rooms created must meet existing light and air regulations.

2. What is the typical cost to merge two apartments in New York City?
The cost to combine two units in NYC typically ranges from $50 to $200 per square foot. This variation in cost can be attributed to factors such as the extent of structural changes required, including the removal of walls. Additionally, costs will be influenced by the professional services needed to complete the project.

3. What does Local Law 77 of 1968 entail?
Local Law 77 of 1968 amended the New York City Charter to allow the combination of apartments into larger units without the need to obtain or amend a Certificate of Occupancy, provided that such alterations result in fewer total legal dwelling units.

4. Is it possible to merge two apartments into one larger unit?
Yes, merging two apartments into a single, larger unit is a practical solution for urban residents looking to increase their living space. This approach is analogous to suburban homeowners who choose to build an addition or purchase a larger home, addressing the challenge of limited land availability in urban areas.

Important Notes:

* The information provided in this post is general in nature and should not be considered as legal or professional advice.

* The laws and regulations regarding the merging of townhouses and apartments in NYC are subject to change, and it is essential to consult with a qualified professional to ensure compliance with all relevant laws and regulations.

* This post is not intended to be a comprehensive guide to all aspects of merging townhouses and apartments in NYC, and it is recommended that readers consult with a qualified professional to ensure that their specific situation is addressed.

* By reading this post, you acknowledge that you understand that the information provided is general in nature and should not be considered as legal or professional advice.

The Ultimate Guide to Merging Townhouses and apartments in NYC