Certificate of Occupancy Change

I am looking at a one family brownstone that needs a gut reno. I don’t believe it has a C of O as it was built in 1910 (I have tried to find info online if in fact it does have a C of O but have not been successful). I would like to change it to a 2-family with a garden rental and a triplex above.   I was told that decreasing the number of units is easy but increasing the number is difficult. Is this accurate? How difficult is the process? And once a brownstone is renovated like I plan, does the city demand a C of O?

cgowner

in Brownstoner Renovation 12 years and 4 months ago

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fawn | 12 years and 4 months ago

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Changing the C of O is a real process. Even going down (I’m current going from a 3 family to a 1 family) is long and expensive. As you are considering the property, be sure to factor in the cost of construction, architects fees, and likely sprinklers (easily $40k+ all said and done). Also expect you may not be able to collect rental income for a substantial amount of time.  All said and done, you may be better off buying something more expensive that’s a current 2 + family.

mozeeatupu | 12 years and 4 months ago

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All buildings have a CofO.  Go to the HPD and ask for the I-card, which is what an old building would have.

jcarch | 12 years and 4 months ago

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cgowner – thanks for the compliment, always glad to be of help. jcarch ———————— James Cleary Architecture

http://brownstoner.staging.wpengine.com/jamescleary

cgowner | 12 years and 4 months ago

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Thx, jcarch for the clarification.    I just viewed your website. Beautiful! Love your aesthetics. And glad to see you work all over. I may be contacting you if things move forward with this building I am considering.

cgowner | 12 years and 4 months ago

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I did go to the DOB website. When I clicked on the Cert of Occupancy link, it came up blank, but the home page for the address lists the property as “A9-1 FAMILY DWELLING.”   The DOB’s site is not up to date. I have a document that shows my current brownstone has a 2-family C of O, but when you go to the DOB, none shows on record. Go figure!   I must admit, when it comes to the legalese/terms the city uses, they confuse me.

emilyfrances | 12 years and 4 months ago

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You should go to DOB to see if they have a CofO on file.  The property didn’t have anything posted on BIS, but we were able to get a copy at DOB.

cgowner | 12 years and 4 months ago

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  Really? Even for a 2 family? I bought a legal 2-family C of O (currently configured as a 1-family) that was completed in 2010 and there are no sprinklers installed.

jcarch | 12 years and 4 months ago

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yes, the city will require that you get a C of O.  Assuminig you build to code, getting one is just a matter of time/patience.  You’ll want to get things wrapped up as soon as possible, and the DOB has one speed – slow. Keep in mind that under the 2008 Building Code, you will have to install sprinklers throughout the building, so budget money for that. jcarch ———————— James Cleary Architecture

http://brownstoner.staging.wpengine.com/jamescleary

cgowner | 12 years and 4 months ago

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Thanks. From what I have been told, the bldg has always been a 1-family. Still haven’t been able to find out whether it has a C of O; my gut tells me it never had one.   Does filing for a new C of O impact real estate taxes? Could they sky rocket as a result?

jockdeboeraia | 12 years and 4 months ago

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C of O’s can be a bit of a pain.  Provide the info DOB wants and you will be ok.  Going from a 1 to a 2 will requrie a new C of O to be created unless you can prove that it was a 2 that was illegally changed to a 1.