how to prove renovations were grandfathered in?

Hi All, Am looking at a property to purchase. I had an architect do a thorough inspection of the property (“Bob Papazian” ). We found that the basement was renovated which DOES NOT MATCH the CofO which says “Ordinary”. We requested a credit to fix this, and seller is claiming the changes were “grandfathered in”. Their proof of this is that they received a mortgage for the property when they bought it. Is this sufficient proof? Am I safe to assume I won’t be slapped with a fine from the city and be required to fix all of this once I buy? I’m fine with it as-is, but want to be sure I won’t immediately get embroiled in a violation, and need to get architect, contractor & subcontractor to fix all of it. Thoughts? -Sean

hullsean

in Building Code 11 years and 10 months ago

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bk1lnite | 11 years and 10 months ago

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Yes. There are ignorant big mouths who are 100% certain of themselves and plug their services with a link to a website in every post. Maybe, for a fee, that person can explain to you exactly why it is that the work in your basement, which you said “was renovated” but provided no more detail, would need to be legalized or ripped out to match your CofO description of “ordinary”.

arch007 | 11 years and 10 months ago

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There was enough information posted for those who know what to look for. Like I said, lots of ignorance out there, (as well as big mouths) http://nyc-dob.com

bk1lnite | 11 years and 10 months ago

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“it’s not legal period.” Oh really? So based on almost no information, you’re saying that the basement is extraordinary so has to be ripped out to match the CofO and be more “ordinary”. This sounds like a non-issue raised because you hired an architect pre-purchase, which most people don’t. If there’s an extra apartment in the basement, with a 3 piece bathroom and a kitchen with a stove, then that could be an issue. Otherwise I doubt you’d have a problem and the seller will probably move on to the next interested buyer if you make this a deal breaker.

arch007 | 11 years and 10 months ago

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If it’s not on the CO, it’s not legal period. You may be liable to legalize the work or rip it out. I hear the grandfather line a lot and it’s spoken in ignorance. http://nyc-dob.com

daveinbedstuy | 11 years and 10 months ago

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As I read your post, this seems to be a non-issue. The lender will grant the mortgage based on the house matching the C of O for the number of units. Whether the basement has been upgraded, renovated or anything else will have nothing to do with it all. Open permits and violations are the only issue. No one from the DOB is going to make you do anything to it unless you are getting permits and inspections for all sorts of other work down the road and even then, they probably wouldn’t bother unless it looked like it was being used illegally as a bedroom space

mortgagepro | 11 years and 10 months ago

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As mentioned, them getting a mortgage is not proof of it being grandfathered. There are lenders who do not check for CO’s and simply want to confirm there are no open permits or recorded violations. Adam Roberts South Shore Mortgage 631-956-0111 x218 adamr@fast2fund.com

Putnamdenizen | 11 years and 10 months ago

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So the credit would be to gut the cellar and make it “ordinary.”? I would imagine this comes up all the time with houses in Brooklyn given how many renovations were previously done without permits (which would seem to be the main way, not C of O, see whether renovations were done legally). I would imagine this would only come up if you were doing other renovations and the house were inspected.

no-permits | 11 years and 10 months ago

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also, them getting a mortgage is not proof and has nothing to do with it being grandfathered.

no-permits | 11 years and 10 months ago

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i’d get a letter from the sellers saying the condition existed prior to their ownership. this is a pretty small issue and i doubt you will have issues down the road.