From the Services Blog: Changing the C of O?
Hot off the press on the Services blog: “How difficult is it to change the C of O from single family to 2 family? We’re thinking of bidding on a 4-story townhouse, a legal single family with a finished apartment on the garden level. The current owners rented the garden apartment to friends. Should we…
Hot off the press on the Services blog:
“How difficult is it to change the C of O from single family to 2 family? We’re thinking of bidding on a 4-story townhouse, a legal single family with a finished apartment on the garden level. The current owners rented the garden apartment to friends. Should we anticipate any problems making it a legal 2 family? The boiler is also located on the garden level, as there is no basement. Thanks for any thoughts.”
Other recent posts include finding a stair builder and using interior windows. Your input is requested on the Services blog. Merci.
Changing C of O [Services Blog]
hel HELP PLEASE!
I PUT MONEY DOWN ON A CONDO ALMOST ONE YEAR AGO. PROMISES FOR DATE TO MOVE IN WERE MOVED BACK FROM OCTOBER 2004 TILL NOW, I STILL CANNOT MOVE IN.
THE BUIDING HAS SUPPOSEDLY PASSED FINAL INSPECTION AND WILL RECIEVE WORD THIS WEEK.
I MUST FIND SOMEONE WHO CAN HELP ME GET THE C OF O EXPEDITED.
I SOLD MY HOUSE WITH TRUST IN THE BUILDER AND HE HAS DEVASTATED ME AND MY FAMILY.
WE FEEL HOMELESS.
I HAVE INVESTED IN THS CONDO RE UPGRADES AND DO NOT WANT TO LOSE IT.
CAN ANYONE PLEASE DIRECT ME TO A PERSON WHO MIGHT HELP ME?
THANK YOU REPLY TO
CASTLELASS@AOL.COM
One more thought. Since the boiler is located on the same level as the apt, I would anticipate some significant work in that regard – to fire-proof and isolate the boiler from the living space.
The king of expeditors is Scott Schnall (Bklyn). It may take you days to get thru (line always busy), but the 10 minutes of advice would be worth it. Keep a pen and paper handy – he’s a fast talker!
There is considerable time and cost associated with coverting to a 2-family C-O. Before undertaking such a process, you should check to see if a “letter of no objection” can be obtained from the DOB. In some cases, where a single family building has been used as a 2-fam since the early part of the century, the DOB will issue a letter stating that the building is grandfathered and 2-fam use is acceptable.
In terms of changing the C-O it is a headache. First, you’ll need an architect to draw up plans, then you’ll need an expeditor to review and submit the plans to the DOB. Your building will need to comply with the latest and greatest NYC Building Codes. All along the way, people will require modifications to your plans, to your building, etc. anything ranging from increased fresh air ventilation to the basement to repairing cracks in your sidewalk to installing hand rails on your stoop. Your building will need to comply in ways utterly unimaginable – far and above other buildings – and pass numerous inspections. For example, I installed a new deck off my kitchen – the DOB limited the size, materials, etc. Meanwhile none of my neighbor’s decks even remotely comply with the latest code – they’d never pass an inspection – but then again, they are not changing their C-O.
All in all, the architect/expediting fees related to the C-O change probably totaled $18,000. The C-O related bldg modifications ran about $20,000. The construction figure really depends on your starting point – but don’t assume that simply because somebody created a garden-apt that it is anywhere near up to code.
Hope that helps.
It took me 3 1/2 years and $30,000 in soft costs to change a c of o.
Nightmare tenants can also make your life miserable. Tenants can refuse to pay rent and refuse to vacate, and you have less recourse because its not a legal use. They can call DOB/HPD/whoever and report you, resulting in fines, and know that they probably won’t be evicted. There are actually people who serially carry out this scam. (Not to scare you or anything, but…)
What is the advantage of changing CO? My guess is city would need to approve plans/do inspection and maybe subject yourself to new assessment/higher taxes. asking for headaches and more expenses.
Very unlikely city will do anything about rental unless on block of only single family homes and neighbors are upset about illegal rental. This does happen in some really nice areas of Queens.