I have a question for extension of front parts of a double storey intermediate link house (20'x70'). Under MBSA jurisdiction. Hope to get advise.
My immediate neighbour started their reno last Saturday. The contractor told us what he is "order-to-do":
A. Ground Floor
Extend front door/living hall area
The new column together with the new wall/door will be 10' from gate.
B. 1st floor
Extend Master bed room.
Yes, the new floor plan will have 2 "medium size" bedrooms instead of one big bedroom.. This also means that, the rooms are above the newly extended GF living hall/main door area.
I am very concernn because this consider major reno works. And it involves "my column" (our sharing column).
The contractor says he will not "touch" the existing column but to add new one to support the additional loads of the new structures. Not doing "machine piling". Will manually tie the new column next to the existing one.
Question 1: The new column will stand alone?? How is its support? I think new one needs to be tied to the old one, yes? Hence, sure will affect my house structure, yes?
Question 2: The contractor mentioned he is pending MBSA's approval. I doubt if he has submitted the proposed new floor plan, this reno will still get an approval.
I have briefly browsed through the MBSA's extension guide lines. Found that:
a. New wall to gate must be at least 20' distance
b. new column to gate needs at least 10' distance
c. 1st flr can be extended as balcony purpose only, not ROOMs.
Their reno plan actually not following the rules!
Am I correct?
Question 3: Let's say, they submitted a "follow-the-guidelines" plan and got their permit for reno, but in the facts, they are doing a "not-follow-rules" reno, what can i do now? What will MBSA do?
Question 4: If the final renoworks are the "not-follow-rules" version, how do i make sure "my column" is still safe/not weakened? Can i request my neighbour to give me a architect's dwg?
I could be selfish by causing hickcups in neighbour's reno process. But this is affecting me, my family and my home. I am trying very hard to protect these all.
Hope you stilll generously comment here. Pls correct me if i am wrong. I wish you tell me "no dude, that reno is a small issue and not to worry about".
Yours sincerely,
Solame
Question 1 : Your assumption is correct. Whether it will affect the structure or not in a negative way, nobody can tell as it will depend on the load that is imposed on the existing structure. Usually the original design will have a factor of safety so in most cases with additional loads (new column), it may be ok if the loads are not excessive. If excessive then there will be settlement.
Question 2 : Not sure, but from what I observe, most private renovations do not go through the proper channel with authority submissions. Some cases are even shocking, a 2-storey converted to 3-storey, a whole new floor added. I am not sure if it this one has gone through the proper channel.
Question 3 : MBSA can come and inspect and issue a fine if it is proven that the guidelines are not in compliance.
Question 4 : Subject to argument with your neighbour. I think the relationship with your neighbour will be severed with this, but if you feel strongly about it then go ahead.
* As a note, if your neighbour wants to do this properly, he does not only need to engage an Architect and Contractor but also a professional engineer to do the design of the new foundation and make sure everything is safe and in order.
Aug 19 2016, 11:06 AM
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