Remodel & Renovate in 11217>Question Details

Deep Brooklyn, Other/Just Looking in

Add a 3rd BR to 1104sqft condo?

Asked by Deep Brooklyn, Sun Nov 17, 2013

Hi there,

I live in a condo that is the 2nd floor of a renovated brownstone in Park Slope BK.

The floorplan looks like this, with my proposed addition of a BR http://imgur.com/Js4R7Yu

Few questions for the community --
1. Would this add value to my property?
2. What is the minimum legal bedroom size?
3. What would I need to do to "officially" turn my apartment into a 3 BR when I eventually list it?
4. How much, very approximate range, should I expect to pay for the addition of the wall & door?

Thank you!

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Answers

8
Hi Deep Brooklyn
I have to agree with Kathryn here because without knowing your real reason for making this 3rd bedroom you are just taking needed space away from the living area. then it will look like the new construction, with tiny useless rooms, that everybody has to take down the walls. just my opinion
the real beauty of the brownstones, is its originality.
1 vote Thank Flag Link Sun Nov 17, 2013
There are legal and board rules that you should be aware of before you make this update.
I’m an agent working for ReMax NYC Midtown and I’m always doing my research on property and stay in touch with the best professionals. If you simply need advice please email me at KDrake@remaxnyc.com. I’ve also provided links below regarding any concerns you may have.

Finance Advice:
http://www.fpanet.org/LifeGoals/BuyingaHome/

Bank Expertise:
David.Axelrod@bankofAmerica.com

Appraisal Expertise:
VladSurs@gmail.com

Legal Advice:
http://www.lawhelpmn.org/issues/housing/buying-and-owning-a-…

Advice for Buyers:
http://portal.hud.gov/hudportal/HUD?src=/topics/buying_a_home

Advice for Sellers:
http://www.realestateabc.com/homeselling/

Tax Concerns:
http://www.tax.ny.gov/pit/property/
0 votes Thank Flag Link Mon Nov 18, 2013
Dear Deep Brooklyn:

With regard to your questions, in my opinion as a real estate agent selling homes in Brooklyn since 1993 I would say....

1. It would neither add or subtract from the value of your property.
2. Not sure, probably does not matter (do more research via a title company).
3. Probably nothing other than adding the bedroom (do more research via a title company).
4. I would say not more than $1,500.00. Do not make any changes to the floor and make it such that it can easily be removed should the next buyer want to convert it back to a 2 bedroom.

If I can be of further assistance, please contact me direct. Good luck!

Sincerely,
Mitchell S. Feldman
Associate Broker/ Director of Sales/ e-Pro Realtor
Fillmore Real Estate
Office: (718) 252-2000/ Cell: (917) 805-0783
Email: MitchellSFeldman@aol.com
0 votes Thank Flag Link Sun Nov 17, 2013
The main purposed for the additional 3rd bedroom was for a potential nursery for the future; so that the apartment can accomodate visitors + a baby.
0 votes Thank Flag Link Sun Nov 17, 2013
I would make kitchen where you want the 3rd bedroom and reduce it and put dining area
in the kitchen area,then if you have the room put room in where dining room is now


the kitchen would go straight across the whole from 3rd bedroom right across to other wall
what would that give you 25x 9

if the dining area was too small for bedroom leave dining room there and put bedroom where stove is go up 10 feet,but you might need window in bedroom ,whats on other side of wall
0 votes Thank Flag Link Sun Nov 17, 2013
I would make kitchen where you want the 3rd bedroom and reduce it and put dining area
in the kitchen area,then if you have the room put room in where dining room is now


the kitchen would go straight across the whole from 3rd bedroom right across to other wall
what would that give you 25x 9

if the dining area was too small for bedroom leave dining room there and put bedroom where stove is go up 10 feet,but you might need window in bedroom ,whats on other side of wall
0 votes Thank Flag Link Sun Nov 17, 2013
I agree. What are you partitioning the section for? Do you want an additional bedroom an office space? If it's an office, it probably needs to be accessible from the front door. Putting it in before the kitchen is your safest bet.

Jenn | http://www.metroofficefitouts.com.au
Flag Mon Aug 18, 2014
P.S What could add value is some closets! There does appear to be much storage space in the floor plan.
The alcove that you are calling a dining area, appears to me better used as a wall of pantry space, closets etc. Just my opinion.
Yours,
Kathryn Lilly
0 votes Thank Flag Link Sun Nov 17, 2013
Hello;
I would say do not do it; because the short answer is the time, money and bureaucracy it takes to file it properly, besides the cost of contractors to physically do it, you definitely will not get your money back. It is not just the cost of a door and some sheetrock!
But also Park Slope buyers like large open spaces, it will make that dining/living room very small. It works better as a study alcove that can easily with a room divider become a guest bedroom etc. or a formal dining room. Once you put a wall up, it has lost the options and flexibility.
If your purpose is because you need or want a third bedroom, then go ahead and put in a temporary wall/partition. But if your reason for wanting a 3rd bedroom is because it will make it more valuable....in my opinion it will not, especially in a Brownstone, where little feet running around on someone head is not ideal..
Yours,
Kathryn Lilly, Broker
Realty on the Greene, LLC
718-858-7600
KLilly@RealtyontheGreene.com
718-858-7600
0 votes Thank Flag Link Sun Nov 17, 2013
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