Change from 2- to 4-Family
If someone wanted to change a 4 story brownstone that is a legal 2 family so that it could be used as 4 apartments, would they have to get approval from the city? If so, what is the process and how much does it cost? I’ve heard stories about extra fire systems having to be…
If someone wanted to change a 4 story brownstone that is a legal 2 family so that it could be used as 4 apartments, would they have to get approval from the city? If so, what is the process and how much does it cost?
I’ve heard stories about extra fire systems having to be installed etc. The DoB website doesn’t help at all!
The building in question was built pre 1938 and has no CoO.
Also, there would be no major building work required, as the building would work perfectly as 4 apartments.
Thank you!
neighbors will not be happy.
It may work architecturally as a four family – one unit per floor – but that’s only the tip of the iceberg. You will need to file the change of occupancy under the new building code and satisfy the older Multiple Dwelling Law. More than likely a sprinkler system throughout the entire building (not just public hallways and stairs)will be required as well as fire separations between the units and fire proof doors, etc. Please consult a professional so you can go into this with a realistic sense of the cost and the time frame. I’ll wager that the extra rent for the 4th unit isn’t going to pay off anytime soon. And the real estate tax advice above is right on.
Maly is dead on. A legal 4 is in a different tax class and can be significant. Read:
Property Class Definitions
Class 1, 2, 3, and 4 is assigned to a property based on its type, use and size.
Class 1 includes:
Most residential property of up to three units (such as one-, two-, and three-family homes),
Small stores or offices with one or two apartments attached,
Vacant land, in the boroughs other than Manhattan, zoned for residential use,
and most condominiums that are not more than three stories.
Class 2 includes:
All other primarily residential property, such as cooperatives and condominiums.
Class 3 includes:
Property with equipment owned by a gas, telephone or electric company.
Class 4 includes:
All commercial and industrial property, such as office, factory buildings and vacant land other than in Tax Class 1.
As others have said, consult an architect. First illusion: “no major building work required.†Amending CO involves possible zoning analysis, such issues as fire protection, proper lighting and ventilation, plumbing, electrical, separate metering, means of egress, handicap accessibility, addressing any existing violations and open applications, and more. It requires hiring a licensed professional to file plans and applications with the DOB (and maybe LPC), paying fees, waiting for approval, hiring a contractor, paying fees, waiting for permits, executing work, paying fees, waiting for various inspections, waiting for signoff, dealing with likely tax consequences. And that’s if all goes well. Not saying it’s not a good idea. Just
saying there are a lot of moving parts, as well as time and expense.
Architects’ plans and filing are necessary. You also might be sorry as the tax implication can be very negative (think massive hike to your property taxes.)
I think you can change to a 3-family COO without the change to the tax rate, but double check with a professional.
Architect required for a c of o change.