2 or 3 family used as 1 family question

If the house is currently used as a One Family and there is no C of O why do you think it is a two or three family? Many Brokers especially the newer ‘salesman” brokers have no idea! But the bottom line is; there is not an issue with under using a house, although that said make sure the property is not on the SRO list! So long as it is being under used and you do not need the rental (from a two or three) to qualify for the mortgage, most Banks accustomed to mortgaging Brooklyn Townhouse do not concern them selves that it is a legal 3, used as a one. If you need the income, the Bank will want to see the two or three apartments; not just the potential. In the past most people did not file every time that they expanded their family and space(got rid of one tenant) then they downsized etc. so put the kitchen back in and rented out that apartment again…. If you have a C of O or legal use as a two or three and only want to use it as a one, you have options. Once you have a C of O as a one family you have no options. If the house is a legal two or three, you should request that the seller get a Letter of no Objection from the Buildings Dept., stating that it has a legal use as a …. whatever it is.

resident2

in Conversion 9 years and 2 months ago

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housepoor | 9 years and 2 months ago

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I have been interested in a handful of listings for 2 or 3 family buildings used as single family houses. Typically there are no permits listed on the DOB website for the buildings. C of Os are not available (although I haven’t looked at the iCards). Are these considered illegal conversions since the C of Os/iCards don’t match the physical configuration? What are the legal risks? How do mortgage lenders look at this? I know upsizing — using, say, a 2 family as a 3 creates all sorts of problems. But does it also go in the opposite direction? Thanks as always.

daveinbedstuy | 9 years and 2 months ago

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As far as a mortgage, the lender only requires that the actual configuration matches the C of O IF there is a C of O.

housepoor | 9 years and 2 months ago

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Thanks. What happens if you want to do a reno later that would change the C of O? Would all the prior work have to be signed off on since there is no record of it (vs the iCards)? I know this happens all the time and the world does not come to an end, but I am trying to understand the risk.

pigthree | 9 years and 2 months ago

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If there is no C of O, there may have never had one. If the DOB has it listed as a two or three family, it may have been done back when DOF (tax man) walked around and counted door bells and listed buildings accordingly. DOB at some point may have used this as reference if no records were available. How many gas meters and electric meters? What is your preference as use? IMO one family houses are going to become the desired option.

sqhaexgkh | 9 years and 2 months ago

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I had this issue (gut Reno), an old 2 family- listed as a 3 family with no CO. 2 meters for gas and electric. We have been told we need to file an alt1 to change to single family.

dazednconfused2 | 9 years and 2 months ago

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In absence of the C of O, the DOB will typically go to the Icard for the definition of the building’s legal use. If the actual use does not agree with the legal use, you will have to provide records, most likely tax records going back to 1937 to prove that it’s been used in its current state since prior to 1938 when C of O’s were initiated, or file an Alt 1 to change the use. If the latter, it may be necessary to indicate the previous configuration as a demo plan, even if it’s long gone, so that the change of use can be documented.