Conversion from 2 family to 1 family
I’m about to convert a 2 family into a single family, do I need to change the CofO or fill out particular paperwork when spouting for permits at the DOB?
brooklyntoqueens
in Brownstoner Renovation 12 years ago
9
Please log in, in order to post replies!
9 replies
ajbrownstone | 12 years ago
I read this with interest. I am getting ready to convert a 3-family brownstone (duplex + two singles above) to a 2-family (I’m duplexing the top two floors, including internalizing the hallway staircase). I have been told by some that this change of C of O will likely require adding sprinklers, but others have said no. One expeditor mentioned that the FDNY regulations suggest I don’t need to add sprinklers, but the DOB (ridiculously) doesn’t care about that and will say I do… and since I’m filing renovation plans, the DOB is the last word. Can anyone advise? Much appreciated!
manhatta | 12 years ago
Short Answer: YES Feel free to contact me directly to discuss specific issues pertaining to your property in more detail. I am a licensed architect with extensive residential experience in the New York City metro. Regards, Richard richard@manhatta.net http://www.manhatta.net
jimhillra | 12 years ago
going from 2 to 1 will not require sprinklers. From the FDNY: An existing building on a public street of substandard width that undergoes alteration or a change in use or occupancy is required to install a sprinkler system throughout such building, when: 1. The cost of making alterations to the building (excluding one-family and two-family dwellings [Occupancy Group R-3]) in any 12-month period exceeds sixty percent (60%) of the value of the building, as set forth in New York City Administrative Code §27-115; or 2. By reason of alteration or otherwise, there is a change in the “main use or dominant occupancy” of the building, as determined by the New York City Department of Buildings for purposes of assigning a single occupancy classification to the building, including any change from a one-family or two-family dwelling (Occupancy Group R-3) to three or more dwelling units (Occupancy Group R-2), but excluding a change in use or occupancy that is limited to restoring a building that was originally constructed as a one-family or two family dwelling to its original one-family or two family use and occupancy; or 3. There is an increase of more than one hundred twenty-five percent (125%) in the square footage of the floor area of a building (excluding attic, basement and cellar space, as those terms are defined in Section BC202 of the Building Code); or 4. There is a change constituting an alteration under the Building Code (excluding rooftop equipment installations) to a building of combustible (non-fireproof) construction with a height of 35 feet or less above the grade plane, that increases the height of such building to more than 35 feet above the grade plane (with the terms “grade plane” and “building height” having the meanings set forth in Section BC502.1 of the Building Code); or 5. A one-family dwelling is being altered to a two-family dwelling, except where: a. the alteration involves converting a basement or cellar space to a separate dwelling unit, and the new basement or cellar dwelling unit is protected throughout by a sprinkler system; or b. the alteration does not involve converting a basement or cellar space to a separate dwelling unit and at least two lawful accessory off-street parking spaces are provided on the premises.
brownstone123 | 12 years ago
Be very careful, and do your research . In fact, a change of occupancy could possibly kick in a code for installing internal sprinkler systems.
jimhillra | 12 years ago
brooklyntoqueens, If it’s a two-family and you are filing work, then the only way to have it signed off will be if two separate families can live there independently without ever having to walk through the other’s private space. So yes, you would need a working kitchen and bathroom in both apartments.
anotherposter | 12 years ago
We bought a 2 used as 1, and when we did a bunch of work, had no trouble from the LPC or DOB about it. We only have one kitchen. From what I understand, officially changing the C of O to 1 family is a lot of expensive work–surveys from architects or something like that. We were also advised that it’s worth more when we resell with the 2 instead of 1; the next owner has the option to reconfigure it and add a rental more easily.
brooklyntoqueens | 12 years ago
The kitchen in the apartment upstairs will be transformed into a bathroom, does that mean I have to create another kitchen area? Does the DOB want to see a kitchen up there or they will be fine with me removing the main apartment door and the kitchen?
Arkady | 12 years ago
I have a CofO for a 2 but use it as a one because ‘people who know’ say it’s worth more w/ the 2\. Taxes might go down slightly but not enough to make it worth the hassle. I’d think DOB issues would depend on what work you’re planning to do.
fawn | 12 years ago
You can live in a 2 family as a 1 family, but if you want to officially convert the building to a 1 family, then you’re changing the C of O. For the building to be a 2 family, you need two kitchens. But, practically, one of those could be very very minimal, or even removed and then re installed if a bank or the DOB ever inspects. Your life will be easier if you do not changed the C of O.