Every big project will face some issues. Turning 3 Royal avenue, a residence, into 3 Royal Avenue Waterfront Suites, a commercial property took about a year and half longer to complete than I expected. The challenges fell into two categories—contractor issues and bureaucratic inefficiency. Specifically the architects, building inspectors and sewer department.
When we put our construction proposal out to bid, we were turned down by two or three contractors . They refused to work in Warwick, Rhode Island because there is too much red tape with the city. Between the permits, and unreasonable pickiness with inspections, jobs dragged on too long here. Looking back that was a big clue, but never having experienced an obstructionist government I was naïve.
After fourteen inspections, incredible misinformation and no cooperation between city agencies I doubt I will ever undertake another business venture in this city. Nor would I buy more residential property here either despite Warwick’s natural beauty and convenience.
Our problems with the sewer began when we were improperly assessed. The basic issue was you are only supposed to get assessed the length of the road. Because we are waterfront after the road ends there is another 90ft of land without road. So this assessment doubled our sewer tax. It took three longs years of letters, calls, personal visits, and finally a screaming match to convince them to investigate (not solve), just investigate the matter.
Before we started 3 Royal Waterfront Suites, we took a day off of work to discuss whether this project was viable or not. The building inspector refused to see us or to discuss the project without architectural plans. So we had to investigate a couple thousands just to have a conversation. Once we had the architectural he still refused to tell us what was allowed or not allowed by the city. We proceeded without any input from him.
Originally I thought my dad would be the perfect architect for this project. He is a prominent Atlanta architect credited with many famous building and projects: Olympic Centennial Park, Hartsfield Atlanta Airport, Zoo Atlanta, Underground Atlanta, Coca-Cola Museum and Coca-Cola Headquarters the list goes on and on. He took measurements of the house and created a site plan, but after a year of waiting we still did not have any house plans. Granted his house burned down, he was trying to buy an architectural firm and was very busy.
So I let go of the dream of working with my dad and hired a local architect Robert Stirling Morris. Things really got crazy after that, its when I started writing down some of the trials of turning 3 Royal Avenue into 3 Royal Waterfront Suites –what follows is that account:
July 09, 2006 Hired local architect. He hired a subcontractor who spent approximately one week measuring property and making notes. Spelled our name wrong on the plans, had the property location number wrong. Roof line on house wrong. 2nd floor existing bath set up wrong
January 10, 2007 Went before the Zoning board. Request for a variance/special permit use permit granted. Despite what I had heard about the Zoning board, they were very reasonable about the questions they asked and were generally quite supportive.
February 2007—May 2007
1. Rough Framing Inspection –passed
2. Rough Electrical Inspection –passed
3. Rough Insulation Inspection –passed
4. Rough Mechanical Inspection—passed
5. Rough Plumbing Inspection—passed
6. Rough Sewer Inspection
May 2007—September 2007 It took five long months to get fire plans added to original architectural plans. The architect was in North Carolina for one entire month waiting for some classic car. Called him every three of four for five months days trying to get the plans. One week after receiving the plans he called every day to get paid. The nerve of that guy.
September 18, 2007 Original Architect submitted plans to fire board. Cost to hire the architect was $4,000. Result was that we would have to have fire alarms, heat detectors and carbon monoxide detectors over all three floors, and basement, decks would have to sprinklers installed, crawl space had to had sprinklers installed. Because of other fire restrictions, we are limited to having six overnight guests at one time. This over course makes profit harder to make.
October 31, 2007 Had a meeting with another architect (please ask me his name I would highly recommend him.) Discovered first Architect had designed handicap ramp off by 1 foot. Thankfully they had not finished ramp at this time, because it would have been an expensive fix. This architect suggested that we could submit another fire plan. But the architect also had a full time job. We could not afford to continue to hire new architects so we waited for his plans. This took three months. But waiting actually worked in our favor because the fire code was revised and plan saved us at least $50,000.
January 2008 Submitted plans to the fire board. Waited to hear back from fire board.
March 26, 2008 Rhode Island Fire Code changes. The most significant of the changes resulted in us not having to install sprinklers. That took some financial pressure off of the project. But still had to have fire, heat detectors and carbon monoxide detectors over all three floors, and basement.
March 31, 2008 Went to the sewer department again, equipped with a copy of survey from the Warwick Sewer Department. The clerk told us that since we were still trying for our certificate of occupancy that we should not “open a can of worms” which I interpret as a not so subtle threat. She would not schedule us the board of review.
May 14, 2008 – Received a building permit for the handicap ramp, which means our plans for the city took eight months to get approved.
June 11, 08 building inspector said we had not hooked up sewers. We had hooked up the sewers three months earlier. Then he said he was working with list from Oct. 2007. His mistake, our problem, more days with no additional income.
June 18, 2008 Final Building Permit was granted which means the fire plans had been approved. So it took about six months to get the fire plans approved. So far a total of 1 year 2 months waiting for plans to get approved.
July 2008—October 2008
7. Finish Electrical Inspection—passed
8. Finish Mechanical Inspection—passed
9. Finished Insulaton–passed
10. Finish Plumbing Inspection—passed
11. Sewer Inspection—passed
January 2009—March 2009
12. Fire Inspection—failed (see January 3, 2009)
13. Building Department inspection of Fire Alarms
14. Fire Inspection-passed
15. Building Inspection –failed (See February 2, 2009)
16. Building Inspection –passed
17. Third Fire Inspection –passed (see March 6, 2009)
August 2008 Called for Fire Inspection, told I have to attend a Fire Safety and Crowd Management Training Course for the first time in the endeavor to become a business. Worse yet, if I had missed the course I might have to wait until next year to take it. I mean, are they kidding, crowd control in a bed and breakfast whose occupancy limit is 6 people!
September 9, 2008 Attended four hour Fire Safety and Crowd Management Training Course. Day out of work.
December 3, 2008 Tried to make date for fire inspection, fire inspector on vacation and not available until after the holidays.
January 3, 2009 1ST Fire Inspection additional requirements: Emergency lighting on handicap ramp. Fire extinguisher on every floor, add closet door on second floor, add one door on third floor. Really tough to continue to have to spend money and have no additional income yet.
February 2, 2009 Had 1st Building Inspection. We did not pass inspection because Inspector said need continuous handgrips on the handicap railings on both sides and down the stairway. Also the rails needed to have a one foot return. Big surprise –more cost.
February 23, 2009 Took another day out of work. Passed the building Inspection. We were told that we were “all set” and could get the certificate of occupancy and get a business license at the same time. Went to the City to get the certificate of occupancy and the building inspector told us we had to have a FEMA report and get it signed by a certified surveyor. This is the first time that they ever told us that we needed this report even though we have been to the City of Warwick at least twenty times in the two years in order to open our Bed and Breakfast. So he issued a temporary certificate of occupancy only valid through April 15, 2009.
Then we went to the Warwick police station to get a business license. At least they had a checklist there (but they would not even communicate with us until we got the certificate of occupancy so by this time checklist was no use to us.) We were told that there would be a $100 yearly fee, and since the year begins in April, and they can issue a temporary one month license, that we should wait a couple of weeks to avoid being charged $100 twice. They don’t prorate the fee. So that means another half day off to come back.
And there we were told for the first time that we need a victuals license (wrong information), and would have to go the health department and the department of the treasury. The police officer also said not to worry because it was very easy to get the necessary paperwork: “Warwick is business-friendly. We open restaurants everyday.”
We knew that the information was incorrect and did not apply to Bed and Breakfasts’ because we do not sell food. But of course the onus was on us to prove them wrong. Just like the sewer. You have to spend your time and money because of misinformation, and a general unwillingness to help. So after several hours, we found the information on line at the Rhode Island Health Department.
Went to the Rhode Island Health Department. Had to show the information to the clerk because she did not know whether or not we need the victuals license. Luckily we had the information that proved that we did not need a victuals license. Good thing too, because the process would have been long and drawn out (and thus completely different than the police officer had said). No we would have needed to submit kitchen plans, wait for approval, have three different sinks, and special fans etc.
Then we went to the Rhode Island Treasury Department where we were forced to pay a litter fee. Asked the girl what a litter fee is and what it was for, she responded she did not know. Had her call her supervisor to ask what a litter fee was—she did not know either.
March 6, 2009 Had our third fire inspection in the last six weeks. Apparently the fire inspector who had twice reviewed our property retired without filing the proper paperwork. And of course, even though we had passed our fire inspection the new fire inspector cited more changes that he wanted us to make– including moving fire alarms away from ceiling fans. The really frustrating part was the inspector said that the fire alarm company should have known better than to do that. However, it was not cited on the fire plans that we submitted, and in the first two inspections the first inspector did not cite us.
March 9, 2009 Got in touch with officer in charge of licensing. Said that we were all set except he forgot to tell us that we had to advertise that we were on the docket for the March 10th safety hearing. Why he did not remember to tell us this I don’t know (it is not on the checklist that he gave us). He took it upon himself to put the advertisement in the local paper. But now we have to go back to the police department to pay the $88 dollar fee to the newspaper. But thank goodness he was nice enough to put it in the paper, because the next Board of Public safety meeting may not be until next month. So we would have one more delay that we can not afford.
March 10, 2009 Board of Public Safety hearing. Approved
March 17, 2009 Went to the Warwick Police Station to get business license. The officer did not recognize my husband who had been there four times over the last three weeks. He proceeded to tell him all the things we would have to do in order to become a business. And for everything he said, my husband responded, “we’ve done that already”. So finally, after much ado, we received our business license. Went to the building inspector’s office to get final co. Building inspector gone, don’t know when he is going to be back so dropped off certified FEMA letter. I’m hoping it does get lost like the fire department plans did.
March 18, 2009 Took pictures of the property frontage and city road. Went to the sewer department again. Told for the third time that we would have to get a full survey of the land. Showed them their own survey of the property. Escalated into a screaming match at which time one of the four city employees finally understood the problem. Now they say they are going to send an inspector down here. Two years ago, they said they did not have an inspector at all. Now he is coming after three years and countless days off trying to resolve this problem.
March 20, 2009 Sewer inspector came.
March 22—March 28, 2009 Waiting to hear from building department and sewer department. No news.
March 29, 2009 Called the sewer department. They think we may get an abatement. First it has to go to a review board, but usually they follow the sewer department’s recommendations. Then the mayor has to sign off on it. Gee I had no idea our crap was so important.
But at least the final certificate of occupancy is in the mail and now we can concentrate on making 3 Royal Waterfront Suites, the only waterfront bed and breakfast , 3 miles from Providence Airport, and 9 miles from Providence, Rhode Island the best accommodations in the state. For more information or to book a room online, please visit me at www.3royal.com
