Converting B3 Family back to Two Family

We are looking at a two family house that is being used as a single family. The realtor and the DOB BIS shows the B3- TWO FAMILY CONVERTED FROM ONE FAMILY classification. We have checked all the other houses on the block and they are all SINGLE FAMILY classification on DOB.What causes this discrepancy, the houses seem like they are all the same size/ style etc. Could this be a mistake by DOB ? What procedures would have to be taken to ensure that this can truly be turned back to two family? Will the DOB allow this convesion if all the other houses are SINGLE FAMILY? And if so, how much time and money would be needed for permit/construction to renovate back into two family ? Any advice and help is appreciated! Thanks all.

sophiapoul

in Conversion 9 years and 10 months ago

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resident2 | 9 years and 10 months ago

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It is the Department of Buildings that keeps the records of legal use. If there is a certificate of occupancy it will (or should) be easily accessible on the DOB BIS pages. The department of finance will change the use based on what you (the owner, tax payer) want it taxed as as, based on a walk through inspection to see that it is actually used that way, but it does not make that chosen use, the legal use.

sophiapoul | 9 years and 10 months ago

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Speaking with the agent, they advised that the first owner kept it as a 2 family home when it was built back in 1920\. The second owner removed the kitchen from the second floor and converted it to a bedroom. The second owner states that he has the deed and CO showing that it is 2 family when he purchased it. We have not seen the paperwork yet so cannot be confirmed. Will Dept of Building have the CO paperwork or the Dept of Finance ? The house only has one meter for gas,electric,water, etc. The realtor told us that we do not have to go through DOB. We just have to tap into the previous lines and construct a kitchen on the second floor since the CO states it is 2 family. Please advise if this will run into any legal issues.

resident2 | 9 years and 10 months ago

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If the house is a legal two family house it will have either a certificate of occupancy as a two family or have the seller produce a letter of no objection from the DOB for use as a two family. As the records from all the different agencies: water & sewer, HPD, buildings etc are becoming computerized, many of the old records are getting lost & destroyed. I was recently working on a house that the Department of finance had as a two family, HPD had as a two family, but the DOB would/could not issue a letter of no objection as a two family. There are many houses that are legal two families that are used as a one. There is nothing wrong with that. Under using is not a problem. Over using is problem; using a one family as a two family. Most Brownstones were originally built in the 1800’s as one family houses; over the economic & political cycles of time their use has been changed.

daveinbedstuy | 9 years and 10 months ago

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Is there a Certificat of Occupancy?? If the DOB BIS says it’s a two family then just set it up as so. If there is no C of O then you don’t have to conform to a set configuration.

pigthree | 9 years and 10 months ago

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If there is only one kitchen, it is most likely a one family. Is there one/two gas meters, electric meters? Anyone can request or look up information on any address. Its public info.

pigthree | 9 years and 10 months ago

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oops, sorry. Misunderstood your post. Thought you wanted one family. Technically you still could do the same for two, as long as there is no plans at DOB of one family configuration.

sophiapoul | 9 years and 10 months ago

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The reason I’d like to convert to two family is to rent out the other unit as this will greatly help out with the mortgage. Each flooring already has a full bathroom and the only thing missing is the kitchen on the second floor. As a potential buyer,do we have the power to submit the letter of no intent or check the DOB paperwork to truly confirm that it in fact is a two family home ? Thank you in advance.

pigthree | 9 years and 10 months ago

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You should check the actual paper file as well as all electronic files to see if there is any action showing the conversion. If nothing exists, you could file plans showing how you want the house configured as a one family – as existing (provided you find an architect willing to do this). This was the situation with my house. DOB lists as a two family, but it did not have a legal two set up. Seller submitted letter of no contest, but that was rejected by DOB. They (and the bank) agreed to sell as a one family. I configured as a one and did not force the change with the DOB as there was no benefit for me in the end. It would have resulted in higher taxes.