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September 10, 2007
Changing C of O
We are thinking of purchasing a brownstone on a landmarked block in Brooklyn. The C of O states that its a 2 family. However, the current owner has been using the building as a 2 family + doctor's office for the last 30 years. An application to change the C of O was made in 1993 by the owner but never followed up on so the original C of O stands. What options do we have as potential buyers to change the C of O to 2 family + doctor's office? Is this something we can do once we buy and if so, what are the steps? Is an LNO an option for us?
Comments
I did a job recently with a three family and doctor's office, changing the C of O to two-family; so, in the opposite direction from your plan. This type of "demoting" is trivial, if not cheap.
Shooting from the hip, I would say it will be difficult for you to add a commercial use to the two-family designation in a historic district, and if it is possible to legalize the arrangement now in place, changing the C of O might run $10K. I would speak with an experienced expediter regarding what's possible for your specific house.
Good luck.
Posted by: an architect in Brooklyn at September 10, 2007 10:35 AM
OP here
thank you...since i'm looking for an architect in brooklyn...can you please email me your contact info...anuguptamd@yahoo.com... thanks
Posted by: anugupta at September 10, 2007 12:01 PM
I'm NOT the original poster, but following up on this:
Who is the best professional to expedite a change a c of o? Is it a special type of attorney? An architect? Anyone who has used someone who knows Brooklyn brownstones?
Posted by: guest at September 10, 2007 1:21 PM
Changing a C of O is a "Alterations Type I" filing. Expediter is your best bet if it's dead-simple, but if you are making any kind of changes (let's say deleting or adding a kitchen to bring the house in line with the new C of O designation) then you should hire an architect. Plans for such a job will need to be stamped by one.
Posted by: an architect in Brooklyn at September 10, 2007 3:26 PM
LNO is not an option since the building already has a CO. Doctor's office is considered a community facility, not a commercial space and is almost certainly allowed in your zoning district. If current CO lists 2 family, the owner probably did some work without permit to add the doctor's office. You will need to obtain permits for the work done and apply for change to CO. Hire and Architect.
Posted by: guest at September 10, 2007 5:19 PM
There may not be a landmarks problem here - change of use (in and of itself) is not a landmarks issue. Landmarks is concerned withg what the doctor's office means to the exterior. If it predates designation, it may be grandfathered; if it doesn't materially affect the facade, it may also not be a problem. OTOH, if you need to make major exterior changes to legalize the interior changes (or have existing LPC violations), that is a different issue.
Posted by: WBer at September 10, 2007 5:25 PM
By changing the C of O from a 2 family to a 2+ doctors office, you will make conventional financing almost impossible, thus devalueing the property.
Unless it is in an area where Doctors offices are in more demand than homes. (Doughtful)
Posted by: guest at September 10, 2007 7:04 PM
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