Reversing a Multifamily CO

That sounds about right.  It’s already a two family, so you don’t need to change the “use”, but you do have to change the C of O to re-allocate which floors are which family.  And the Basement needs to meet the requirements of what can be called a basement.  I think you’ve got it.

dazednconfused2

in Brownstoner Renovation 13 years and 7 months ago

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jjq | 13 years and 7 months ago

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We are looking at a two story plus basement in Lefferts Gardens which is legally zoned as a 2-family, multifamily property.   The CO indicates (and the house is physically and mechanically set up so) that the basement AND parlor levels are unit #1 duplex, PLUS the second story is unit #2 floor-thru.    This set-up wastes valuable space (not to mention screams of bad “fen shui”) by enclosing the staircase to the second story on the parlor level.   Does anyone know how much trouble it would be over at the DOB to REVERSE the LAYOUT and legally change the CO?   IE: Turn the basement into unit into a single #1 floor-thru, and turn the parlor and second story into the #2 duplex.   Once separated to make the basement a single unit– Does it all matter on having 7 foot high basement ceilings, and egress’ (windows) laying at least 1/2 height above the ground level grade– even if the property is currently zoned multi-family?    Maybe an experienced LG contractor or architect could comment? Thanks.

dazednconfused2 | 13 years and 7 months ago

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We’ve done a majopr renovation of a house on Maple Street that was a Brownstoner House of the Day (http://bit.ly/vzp45e).  Many of those houses are identical, so your home might be similar.   Changing the C of O is relatively easy if you do it as part of a renovation.  You have to document that all conditions will meet the code, which they would after the renovation you describe.  It’s really just a matter of filing the plans and forms with the DOB, doing thew work, getting it inspected and closing out the job.   As for the actual configuration, yes the ceiling height will be an issue.  If they are 7 feet, then that’s below the acceptable limit, and the lower level needs to be a basement (50% above ground) rather than a cellar (50% below ground).  The 2-family designation has no bearing on that.  (By the way 2-family is not the same as multi-family.)   Jim Hill, RA, LEED AP Urban Pioneering Architecture

SewardWasRight | 13 years and 7 months ago

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I thought “multi-family” meant more then 2 families (i.e., a legal 3-family house). I think if you have a 2-family, that you can break up the space however you want (i.e., place the rental on the garden level and the owner takes the parlor and 2d fl to himself). You can even make it a 1-family, if you want. I think you would only have to get DOB involved if you wanted to increase the use of a building (i.e., turning a 2-family into a 3-family.) I only say this from personal experience. I am not fully versed in the law here. I am sure some other folks, who are, will chime in.

jockdeboeraia | 13 years and 7 months ago

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If you want to change the layout of the familes, you would need to file and change the c of o.

jjq | 13 years and 7 months ago

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OK Thanks for the comments so far.   Im still a bit confused, maybe someone here can straighten me out.   The following docs provide a clear LEGAL description of what can and what can not be done with a legal BASEMENT:   Actual Law of the State of NY: http://public.leginfo.state.ny.us/LAWSSEAF.cgi?QUERYTYPE=LAWS+&QUERYDATA=@SLADC0T27C2SC3A5+&LIST=LAW+&BROWSER=+&TOKEN=54041338+&TARGET=VIEW   HPD Brief description of Basement and Celler Occupancy Law: http://www.nyc.gov/html/hpd/downloads/pdf/PreservationSvcsBrochure_BasementCellar.pdf   So, upon review of the above, it would seem that a legal “One Family Dwelling” or “Two Family Dwelling” (as opposed to  multiple-family dwelling of 3 or more units) CAN convert a BASEMENT to a LEGAL RENTAL as long as the basement meets the HPD (Housing Preservation and Development) Multiple Dwelling Law– Floor heights, window location, etc– AND–   AND here’ the important part– AS LONG AS THE CONVERTED PROPERTY DOES NOT HOUSE MORE THAN TWO LIVING UNITS.   The fact that a property is ALREADY a “Two Family Dwelling,” really has no bearing on whether the basement can be converted to a rental unit if you are simply swapping floors around, ie: changing the layout.   Does that sound about right, or am I missing something?   THANKS.