City building classification and Deed say two different things

City classification for building is (CO) 3 families and the deed from the City Registers office, from the last purchase, has the property listed as a 2 family. What are the ramifications in the future if I let this slide? Fines? There’s no C of O because the property was built in 1901\. Recent gutreno. Seller/contractor has all permits secured for work done.

About to go into contract and waiting for an answer from my attorney. Any thoughts from the brownstoner community would be greatly appreciated.  Thanks.

gpoint

in Building Code 13 years and 7 months ago

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slightREobsession | 13 years and 7 months ago

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The C0 classification is used by the Dept of Finance and has no bearing on the legal use of the unit. We had something similar on our house (just closed – used as a 3 family since 1939 but built as a one family, no CofO) and our lawyer insisted on the seller obtaining a Letter of no objection (LNO) from the DOB, in which the DOB officially sanctions the historic/existing use. If the I-card shows historic use as a three family (per Karhu), the hpd has it listed as a three unit building, and there aren’t any huge outstanding violations, then the issuance is a pretty straight forward process that should take about 4-6 weeks (much quicker than obtaining a CofO). You could write this in to the contract as a requirement.

To tag on tho slopefarms answer and comment, it was my understanding (but I could be mistaken) that in order for the DOB to sign of on something as big as a gut reno a (new) CofO is required, unless there is a LNO in place. Since there is no CofO and the work has been done there may be an LNO on file already. You can search for that on the DOB website: http://www.nyc.gov/html/dob/html/home/home.shtml. Enter borough, house number and street on the right hand side and follow the “actions” link on the resulting page. Look for a line item that mentions LNO.

karhu | 13 years and 7 months ago

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Tjhis is i-card: http://www.nyc.gov/html/hpd/html/owners/faqs-for-res-owners.shtml#icard You can go to HPD website http://www.nyc.gov/html/hpd/html/home/home.shtml and enter the address on the lower right corner of the screen see if there is i-card images available for the property.

karhu | 13 years and 7 months ago

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What does i-card say? Is it currently configured as 2 or 3 families?

slopefarm | 13 years and 7 months ago

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What does the approved DOB application say about 2 vs. 3 family?  Was it an Alt-1?  My understanding — subject to an architect or other more knowledgeable person — is that it is the DOB you need to care about.  If DOB approves plans for 3 family, and then the work is done and the job is done and signed off, then it is as if DOB has told you you are free to use as a 3.  I don’t think the deed controls, here.