Sunday, January 12, 2025
Q. We want to add a bathroom on our second floor, where there is currently only a half bath. We bought the house a few months ago, and want to make things right with a baby on the way. We interviewed a couple of contractors, both of whom told us that they can do the job but don’t want to get permits. The architect we spoke with warned us that it may take longer, and his fees may be much higher, because the town we live in has greatly increased the amount of work that needs to be done to get a permit. I’m sure you recommend getting a permit, but what can we really anticipate? We really need to get this done.
A. The contractors and the architect are correct. Your town went from what may have been a simpler process to a much more involved one. It isn’t unusual for them to require plans of the entire home when all you want to do is a bathroom.
The typical scenario starts with calling the architect, who stops by and looks at what you want to do. You discuss with them the possible locations for the tub or shower, the toilet and sink, and where pipes will need to run for code compliance and to logically drain properly. The roof must also be looked at, to avoid putting the vent stack too close to a valley in the roof or an upper window or wall.
The plans used to be of the area where the bathroom was going, including the adjacent rooms and hallway access. At that point, the plans typically showed where smoke alarms and carbon monoxide detectors are located, all for your safety. The architect will set up an agreement and time to measure, set up the plans over a time period based on their workload, and prepare the paperwork to submit.
An application fee is charged when the plans are filed and, once filed, they are assigned a reviewer and a number. At that point, depending on the reviewer’s concerns about the rest of the house, they may decide that more information is necessary. No matter what experience your architect has, they know there are an endless number of things that can be asked for. It has become common for reviewers to ask for entire house plans, when only the floor area where the bathroom is to be is necessary, above and below.
Often, the architect, anticipating what can be asked for, provides more than in the past, mainly to try to keep the process flowing and to get you to the point of a permit. The basic requirements in the drawings can sometimes be much more than was ever on any checklist, and can include direct quotes of code notes, for example. One examiner asked to have notes removed after another demanded to see them, so there is a perceived randomness to the process as well. Your architect can help you through this. Good luck!
© 2024 Monte Leeper. Readers are encouraged to send questions to yourhousedr@aol.com, with “Herald question” in the subject line, or to Herald Homes, 2 Endo Blvd., Garden City, NY 11530, Attn: Monte Leeper, architect.
