Dreaming of a new deck or roof deck this summer????
Well now is the time to get the ball rolling. Too often we have customers call us in the early summer months asking to build a roof deck ASAP! However, while the building process itself may take 3 or 4 weeks, most people are unaware that you MUST HAVE A PERMIT first and unfortunately after applying to The City it could take anywhere between 4 – 14 weeks depending on your zoning district…… our guide below will give you a good idea of the time and costs involved so you don’t get caught drooling over your neighbors enjoying summer evenings sipping margaritas al fresco in Summer 2017!!!
Step 1 – Contractor
Do your research! Find a reputable contractor that is experienced in deck building, preferably local to your area as they will already be familiar with your zoning laws and restrictions. A good contractor should be able to give you a Free Estimate in about a week. If your budget allows then proceed to step 2.
Note: At Abacus if a customer is happy with their Free Estimate we then do a site visit, followed by a meeting with our estimator to select materials to work out a detailed proposal and price breakdown before the customer signs anything.
Also,Its good to shop around but remember “cheap work is rarely good and good work is rarely cheap”.
Step 2 – Find out which permit you need
There are two types of permit, Short Form and Long Form.
Short Form: If you have an existing deck but want to tear it out and get a swanky new one then this is the type of permit you need. Here at Abacus we usually procure permits on behalf of our customers but you can also apply apply at ISD either in person or online and have it next day.This is because you are replacing a deck that has already been approved and ISD already has the original plans. (If your deck is very old you should check first that it was built legally, this is something we come across from time to time, it would mean that you would have to go through the Long Form process, see below)
Long Form: Lets say you own the top floor condo in a building and have roof rights but there is no deck there at all. This is where the Long Form comes in. Depending where you live, at best 4-6 weeks, at worst up to 14 weeks to obtain this permit. Another big difference here is in order to get the permit you need to submit Drawings from an Architect, and a Certified Plot Plan by a Registered Surveyor along with the permit application which we will get to later, again Abacus will help our customers obtain drawing s etc and submit them with the application on their behalf. In a nut shell, Long Form Permits take longer and will cost you more but there is no way around it if necessary to your project.
Note: Permits cost 1% of total project cost, for a $30,000 deck expect to pay $300 for your permit
Step 3 – Architect Drawings
This step only applies to Long Form applicants. We here at Abacus have 2 or 3 architects we work with year round, so we point our customers in their direction as a good place to start. Depending on the time of year you can expect to wait a week or two for a site visit. After that you will get a rough estimate. Drawings, depending on deck size, run between $3000 – $6000, if this suits your budget then you begin work on the details and design with the architect and hopefully have finished drawings for submission in another couple of weeks. Overall, allow for 4 – 6 weeks.
Note: After agreeing on price the wait time depends greatly on you the customer. The architect will send you questions and such that if answered promptly will speed things along. A steady flow of communication is key – check your inbox!!!
Step 4 – Construction
As soon as you have your permit the contractor can order all the materials. Usually the bulk of our materials and supplies are readily available at National Lumber, Beacon Sales, Home Depot etc and we can get everything delivered to the site in just a couple of days. Skylights, Hatches, Metal Railings and spiral staircases take a bit longer but the guys we use at American Design Iron Works and Fortress Railings provide great lead times (If any item is special order or custom its better to order ahead of time to avoid unnecessary hold ups). Overall build time is 3 -4 weeks.
Note: The cost of a cranes to deliver materials to the roof, and Police Detail to block of your street should all be included in your contract price.
Step 5 – Invite Your Friends Over
All told, from start to finish, its going to take approx 12 – 18 weeks. For urbanites everywhere its well worth the wait for a little piece of outdoor living in the city. Invest in a couple of outdoor lounges, planters and an outdoor heater so you can enjoy your new deck well into the fall.