Letter of no objection

Hello. I own a two family brownstone built in 1899\. No C of O on record, listed as a one family building by the DOB. It’s been used as a two family for a long time (since before we purchased it). At least 10 years that I know of. I purchased the house with all cash two years ago, and I’m looking to get a refi mortgage now. I have tenants in the garden level, and the place has separate electric meters, though only one gas meter. there is a separate entrance for the rental unit. I plan on doing some major reno down the road which will require plans / a real CofO. But for now, we need to satisfy the lenders looking for the C of O. I was told to seek a Letter of No Objection from the city to treat the building as a two family.  I am assembling all required documentation for the Letter of No Objection, and have read that you can supplement the records with utility bills to prove it’s being used as a two family.  My question is what is the treshhold that the city uses to make the call that it can be granted the 2 family LNO? Is it enough that I bought the place like this, and it’s been used that way for a while, and is all set up for it? Do I have to prove some really long history of utility billing for the previous tenants? Thanks

rigasbalsam

in Dept. of Buildings (DOB) 12 years and 11 months ago

3

Please log in, in order to post replies!

3 replies

Newest Oldest

fangfang2007 | 12 years and 6 months ago

string(1) "1"
object(WP_User)#4935 (8) {
  ["data"]=>
  object(stdClass)#4908 (12) {
    ["ID"]=>
    string(6) "178728"
    ["user_login"]=>
    string(12) "fangfang2007"
    ["user_pass"]=>
    string(34) "$P$BXbpwGLQLUD3Da3UmATR3.XhbpvkVW/"
    ["user_nicename"]=>
    string(12) "fangfang2007"
    ["user_email"]=>
    string(17) "yanfzhang@aol.com"
    ["user_url"]=>
    string(27) "/forums/users/fangfang2007/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:19:51"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(12) "fangfang2007"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(178728)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Hi rigasbalsam, Do you finally get the letter of no objection? Thank you!

vthatcher | 12 years and 11 months ago

string(1) "1"
object(WP_User)#4934 (8) {
  ["data"]=>
  object(stdClass)#4933 (12) {
    ["ID"]=>
    string(5) "72227"
    ["user_login"]=>
    string(9) "vthatcher"
    ["user_pass"]=>
    string(34) "$P$BX2HK6HferKXkKK.a693/AIaQvqYe.0"
    ["user_nicename"]=>
    string(9) "vthatcher"
    ["user_email"]=>
    string(22) "vthatcher@athccorp.com"
    ["user_url"]=>
    string(25) "/forums/users/vditty1979/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:30:00"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "vthatcher"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(72227)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I am a mortgage broker- active here on Brownstoner.  If its set up like a 2 family- we should be good to go.  I can get a letter from title to state that it was built prior to the issuance of CO’s and thats that.  The appraiser should appraise it as a two family.     Vanessa Thatcher Senior Loan Officer NMLS# 41404    Atlantic Home Capital 4175 Veterans Memorial Hwy Ste 310 Ronkonkoma, NY 11779   Office: 631-687-3510 x106 Direct Fax: 631-918-5222 Cell: 631-672-4113

jockdeboeraia | 12 years and 11 months ago

string(1) "1"
object(WP_User)#4930 (8) {
  ["data"]=>
  object(stdClass)#4936 (12) {
    ["ID"]=>
    string(5) "40876"
    ["user_login"]=>
    string(13) "jockdeboeraia"
    ["user_pass"]=>
    string(34) "$P$BTfkV3DGGseot8oNyuG6kVhsNhUD2n1"
    ["user_nicename"]=>
    string(13) "jockdeboeraia"
    ["user_email"]=>
    string(22) "jdeboer@jockdeboer.com"
    ["user_url"]=>
    string(31) "/forums/users/deboerarchitects/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:15:51"
    ["user_activation_key"]=>
    string(20) "VK4zWrfWbTPHLfSSlGZI"
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(13) "jockdeboeraia"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(40876)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Since you are using it contrary to what it was built as I would think DOB is going to tell you to legalize the property.  Unless you can prove it has been like that for a very long time.  It is worth trying as it will not cost much to do so.