Totally Renovated Cape

This truly beautiful renovated Cape Cod features a living room with a wood burning fireplace, a dining room and a brand new eat-in-kitchen with island. This home also boasts four bedrooms, two full baths, white oak floors, full basement and detached garage with a long and private driveway, off street parking for five to six cars, newer gas heat and hot water heater. You will also enjoy gas cooking, central air conditioning, all newer thermal pane windows, newer roof, private fenced yard and much more! Located on a quiet tree lined street; you can walk to everything including the LIRR station. $715,000

Patricia Murphy Licensed RE Sales Person 516-680-6346 VILLAGE PLAZA REALTY 141 Broadway Malverne, NY 11565 516-593-5455 info@villageplaza.com villageplaza.com

How tall can houses be?

Q. A few homes in my neighborhood are much taller. What are the rules for how tall a house can be — like how many floors, and what is legal? I mostly see only two stories, but the new ones are at least three. Is this a new thing that you can build taller? Was it just traditional to only build two stories until now?

A. The thinking on allowed height has changed recently.

Hurricane Sandy’s flooding moved New York to promote house lifting in flood zones. Influence also came from the Federal Emergency Management Agency, which, in essence, is really a publicly funded insurance company, covering people in areas where regular home insurance companies avoid the risk of insuring.

Ask The Architect Monte Leeper

The incentive to lift or build higher is to avoid huge flood insurance cost increases — building above flood levels, with the lowest level only allowed to be for a garage and storage, not living space. By making the first livable floor higher, above the flood level, insurance rates are kept lower. People have shown me their rates went from $500 to $2,500 dollars a year, increasing annually since Sandy in 2012.

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HEWLETT

1390 Broadway #102, BA, NEW! Move Right Into This Magnificent Newly

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Some homes are much higher than codes and incentives intended, due to misinterpretation of reasons to build higher and misrepresentation in the review process. For example, a home’s first floor is no longer a first floor if it’s higher than 6 feet above the ground. Over 6 feet high, the floor level automatically becomes a second floor, meaning the next floor above is a third floor, which requires zoning board approval, interior sprinklers, escape terraces and wind strengthening. I have seen home plans misrepresented as being two stories by not correctly showing the floor level heights or describing a second floor as a first floor, the next floor as a second floor that is really a third floor — even where a fourth floor is shown as a mezzanine or roof level balcony.

There is a small country town in Tuscany, in central Italy, San Gimignano, that is famous for its skyline of towers that people built onto their homes during medieval times. As the story goes, one prominent homeowner built a tall tower to watch for potential attackers. His neighbor jealously built a tower a little higher, and, not to be outdone, several adjacent homeowners began building towers higher and higher.

History repeats itself. Thirty feet from the new design flood elevation, which may be 2 to 4 feet higher off the ground, could make the maximum roof height 34 to 35 feet in your town. The safety code intends to protect people from perishing in fires, so indoor sprinklers are part of the requirement Decisions to build higher have to take community safety and appearance into account, so height restrictions have been intended to make escape and rescue easier. Statistically, only 5 percent of occupants on a third floor survive a fire. That’s the reason for height restrictions, so taller homes require more safety features.

© 2023 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.

Merchandise Mart

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Finds Under $100

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