Certificate of Occupancy
We are about to buy a small one-family in CH that does not have the CoO on file (but listed as one-family on tax papers). Are we going to have to get the CoO? (we are planning extensive renovations – but no modifications to the floor-plans). In both “yes” and “no” scenarios – will our…
We are about to buy a small one-family in CH that does not have the CoO on file (but listed as one-family on tax papers). Are we going to have to get the CoO? (we are planning extensive renovations – but no modifications to the floor-plans). In both “yes” and “no” scenarios – will our taxes increase vs the current year assessment?
if anyone can elaborate on this- we will greatly appreciate it! we never owned a home and have troubles understanding the property tax issues.
Thanks a lot!
To amplify on the above a bit — you likely don’t need a C of O, and you shouldn’t be looking to establish one with a renovation, as long as the renovation doesn’t change the “use” of the building. That’s “use” as in DoB lingo, which is a very broad category of what the overall building is intended for so for example from residential to commercial, or from a one family residential to a multi-tenant dwelling, etc. requires a change of C of O. Rearranging rooms doesn’t change use (as long as the bedroom count remains the same or less), adding a roofdeck terrace or rear deck doesn’t change use, to provide examples of things you can do without changing the C of O. You can usually rearrange the interior of a residence to your heart’s content as long as you’re not increasing the number of bedrooms.
For whether you need a normal permit or not, what triggers a permit requirement at the City is:
-change in plumbing fixtures (fixtures may be replaced in the same position as a “repair” without a filing as long as this is not done in combination with other work).
-changes to partitions (these are also known as: walls.)
-three or more trades working on the project.
-work involving structural issues.
-maintenance that changes the nature of what is being repaired (repairing a boiler doesn’t require a permit, replacing it with a different model does.)
So if in a renovation you’re just plastering and repainting existing walls, changing tiles in a bathroom, that sort of finish work does not need a permit.
If there’s a dispute about this, and for example a neighbor calls you in and an inspector shows up, keep in mind that the above list is subject to the on-the-spot interpretation of a city inspector. The ones going around responding to calls for illegal inspections are pretty impatient and not always in the best of moods. So you might not see an issue as structural, but if an inspector writes it down that way, you’re in ECB court. In my mind it’s usually better to be on the safe side (in full disclosure I’m an architect so I make my living doing that).
If they’re not modifying the floor plans as stated above, it is unlikely they are changing a small one-family into a 2-family.
The renovation should not impact your real estate taxes that I know of.
Since it is a one family, it didn’t need to have sprinklers installed in the 50s-60s which means the house probabaly never had any plans filed.
You’ll need a building permit (and of course, if you’re within the landmarked district, you’ll first have to submit what sounds will be a “no effect” request before applying for the building permit). All this probably needs an architect. I don’t think you would want an stand-alone expiditing company but some people go that route…there are also there are some very good interiors people who aren’t licensed architects but can oversee the work and use an expeditor/architect to approve/stamp the drawings.
Ultimately, if you’re doing extensive renovation, I guess going the more expensive route it the best bet. I’m not sure though.
Ed, can they have contractors come in to do electrical work or install kitchen cabinets, hang doors, replaster or install sheetrock, change bathroom fixtures, etc., without a building permit? I assume not. I know some of these things, like the electrical, are more serious, that one might not need a permit to do drywall…
To what extent does “construction” need a permit? You can paint w/o one, I assume replace kitchen cabinets…change a light switch…
But do you need a permit when the chimney guys come to reline a flue? Do the chimney guys get that permit themselves?
What about having a new water main installed or a updating a hot water heating system (without moving radiators)? Do those things need an overriding building permit or do the contractors/plumbers get the necessary paperwork done?
The assessment used for tax rate may only increase 6% per year and 20% over 5 years for class 1a(1-3 family buildings)
If you are going to use the building as a multi family you need to consult with an archiect.
You’ll need a new C of O if:
You change the egress, use, or occupancy of the buiding;
You build and addition and add usable square footage to the structure.
Ed Kopel Architects
You don’t need a CofO. Most buildings built before 1939 (if that’s the correct year) do not have one.
Taxes can only rise 8% a year..or is it 6%, not sure. Assessments may change but the yearly rise is capped.