Certificate of Occupancy Question
Long time reader, first posting. We recently moved into our four story brownstone, and it has no C of O on file with the city. The former owners started preparing the place to be a two family, but never quite finished the job, and when we saw it, had lots of people living in it…
Long time reader, first posting.
We recently moved into our four story brownstone, and it has no C of O on file with the city. The former owners started preparing the place to be a two family, but never quite finished the job, and when we saw it, had lots of people living in it illegally.
We want to make this a legal two-family and get a new C of O. We are getting plans drawn up of the current state of the place in anticipation of some changes we want to make, and fully expect to have to change some things that aren’t up to code. Lotta sloppy stuff done of the past few years.
My question: is there a concrete list of things required for a home to be a legal two family? Or does the building just need to be inspected by the city and have all electrical, plumbing and fire regulations satisfied and any violations remedied?
We also have two old violations for illegal work that seem to be related to an illegal curb cut from like 20 years ago…
Also, would our contractor be the one filing for the new C of O or should we do this?
Thanks!
BTW:
The I card is the ‘older inspection card’ generally from DOB records early 1900’s.It may be in their/DOB archives–you may also find them attached to your property’s records from DOB site.
If you’re classed as a 4 family, why would you want to change it? Not that you are thinking of selling now but when you DO sell that may have more value to a new owner.
You can usually go down, but once you abandon the option of a 4 family building you won’t get that back again.
As for Letter of No objection, go into DOB with ALL the data and records. Consider bringing an architect/expediter/land use attorney/ Sanbourne Maps (across street from DOB) and all financial records and ownership history. Bring the entire team. It is better to get it right the first time instead of dealing with an appeal. If you start @ the executive level (J Gallagher, RA) there isn’t an awful lot of levels to appeal to!
The DOF classification attached to your deed has no bearing on what your building actually is.
Generally how the land your bldg is on is what your building will wind up classified as…
Before you move ahead check with your architect w/ what is the best case/worse case that can come out of this. Ask how likely is it that your building may be reclassified as only a one family– That may be problematic for you.
Electra and Jock are right. Another thing, if you’re doing the plumbing/gas/electric why
not also file for a PLP (Public Light and Power) meter for your hallways. It would make it easy for a new owner (who is an investor only/will never live there), and (as of 2 years ago) it’s only about $100. for that permit/etc. The plumber is probably doing work there pretty soon anyway…
Good luck w/ this!
electra: so maybe instead of “going postal” it should be “coding”…
Check your I-card to see what your building is considered.
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=========sophia
You’ll need an architect and a great expeditor. We’ve been in C/O hell for a while now–possibly because we don’t have the latter. You’ll have to take care of any violations as mentioned by a previous poster and there will have to be some sort of sign offs on the building by way of inspections. Our particular situation has been drawn out as a gut reno was filed as an Alt 2 which does not give you a C/O so we’ve had to refile after the fact as Alt 1 just to for the C/O.
Its really important to note that it does not matter how the department of finance classifies you and taxes you. If you don’t have a c/o most likely the DOB does not consider you a two family. If the old sanborn (sp) maps show your house was built as a two family or you can prove you house has always been a two family then you can get something called a letter of no objection.
Brace yourself for the insanity known as the DOB. Its like falling down a rabbit hole with lots of plan reviews and paper and excessive forms. I’ve decided that whoever coined the phrase “going postal” never had to deal with the DOB.
Several of the old tax rolls for the City score an getting itemisation on them even for houses without a CO. It strength be worth it to look at that to see if your house is already listed as a 2 phratry. We saved our accommodation catalogued as a 2 pedigree in the 1937 tax rolls.
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I’ve heard that a change in CofO allows the city to reassess your taxes and, after doing so, it’s likely that they city will raise them substantially.
That doesn’t relate directly to your question, but it’s good to be aware.
Some of the old tax rolls for the City have an occupancy listing on them even for houses without a CO. It might be worth it to look at that to see if your house is already listed as a 2 family. We found our house listed as a 2 family in the 1937 tax rolls.
What jock says, don’t even think about doing this without an architect. Naturally you will need two kitchens, two bathrooms, and two meters.