Store/Office Certificate of Occupancy

We are purchasing a townhouse with a restaurant on the ground floor.  The building has a CofO with a store/office classification at the commercial floor and the space is currently being used as a restaurant.  Should I be concerned about this?  Also, the rental apartment is listed as a “Dental Office.”  The C of O our attorney found is not on the DOB BIS system, so I’m not sure if it’s current or if DOB even knows it exists.  We’re far into the purchase process so any advice would be much appreciated.

emilyfrances

in Dept. of Buildings (DOB) 12 years and 3 months ago

6

Please log in, in order to post replies!

6 replies

Newest Oldest

elbow | 12 years and 3 months ago

string(1) "1"
object(WP_User)#4857 (8) {
  ["data"]=>
  object(stdClass)#4871 (12) {
    ["ID"]=>
    string(6) "177161"
    ["user_login"]=>
    string(5) "elbow"
    ["user_pass"]=>
    string(34) "$P$BKnX8zyZxQQrEZb8oVvlJQppBrN3dO0"
    ["user_nicename"]=>
    string(5) "elbow"
    ["user_email"]=>
    string(17) "leeb155@yahoo.com"
    ["user_url"]=>
    string(20) "/forums/users/elbow/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:26:00"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(5) "elbow"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(177161)
  ["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)
}

In Brooklyn there are a lot of small mixed use buildings without C of O’s or with pending C of O applications but I have seen a few C of O’s for restaurants. The description I’ve seen is “Eat/Drink Establishment”. The DoB’s online files can be a mess. I’ve found a lot of C of O’s scanned into the wrong address. so the trip downtown sounds wise. The thing that would worry me most about this one would be the residential unit with the office classification. If a savvy and unsavory tenant got into the place and you tried to evict them, you’d have trouble because of the commercial designation. Does the restaurant have a current DoH inspection and range hood exhaust inspection? Is there record of filing for the initial installation of the range hood exhaust?

emilyfrances | 12 years and 3 months ago

string(1) "1"
object(WP_User)#4856 (8) {
  ["data"]=>
  object(stdClass)#4855 (12) {
    ["ID"]=>
    string(6) "177089"
    ["user_login"]=>
    string(12) "emilyfrances"
    ["user_pass"]=>
    string(34) "$P$BaLk8/E.jrqnKaT02cIb9aYCaD1ZJh."
    ["user_nicename"]=>
    string(12) "emilyfrances"
    ["user_email"]=>
    string(23) "emilyfjohnson@gmail.com"
    ["user_url"]=>
    string(27) "/forums/users/emilyfrances/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:16:50"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(12) "emilyfrances"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(177089)
  ["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’ve been doing some random searches for C of O’s on buildings that have a restaurant on the ground floor.  Most appear to have a “store” noted for the restaurant floor.  It seems like this is common.  Has anyone seen a C of O that has clearly stated “restaurant”?

slopemope | 12 years and 3 months ago

string(1) "1"
object(WP_User)#4864 (8) {
  ["data"]=>
  object(stdClass)#4858 (12) {
    ["ID"]=>
    string(6) "161310"
    ["user_login"]=>
    string(9) "slopemope"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(9) "slopemope"
    ["user_email"]=>
    string(19) "slopemope@yahoo.com"
    ["user_url"]=>
    string(24) "/forums/users/slopemope/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:24:00"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "slopemope"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(161310)
  ["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)
}

If you’re getting a 203k loan, i’d try to be reasonably sure.  I’m not an expert, but if I were very interested in the property, I’d go to the DOB at 210 Joralemon downtown and verify physically, that way you will know for sure before contacting your bank.  Online records not always reliable.

curiositykilledthecat | 12 years and 3 months ago

string(1) "1"
object(WP_User)#4855 (8) {
  ["data"]=>
  object(stdClass)#4857 (12) {
    ["ID"]=>
    string(4) "6686"
    ["user_login"]=>
    string(21) "curiositykilledthecat"
    ["user_pass"]=>
    string(34) "$P$BpJy36BOM60xHZK8im0n0KWBROkJ8V1"
    ["user_nicename"]=>
    string(21) "curiositykilledthecat"
    ["user_email"]=>
    string(25) "catherineharren@yahoo.com"
    ["user_url"]=>
    string(36) "/forums/users/curiositykilledthecat/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:13:46"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(21) "curiositykilledthecat"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(6686)
  ["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 think my first question is how do you wish to use the space?  As a 2 family + restaurant, for example?  Or as a two family alone?  That will dictate whether the C of O is a  problem, and will also dictate what kind of financing you will pursue. And, where did your attorney “find” the C of O if it’s not on file with the DOB?

jigman | 12 years and 3 months ago

string(1) "1"
object(WP_User)#4856 (8) {
  ["data"]=>
  object(stdClass)#4859 (12) {
    ["ID"]=>
    string(4) "2252"
    ["user_login"]=>
    string(6) "jigman"
    ["user_pass"]=>
    string(34) "$P$BVgKeMXtVvqNS5DC1ooS13nguQV2qu."
    ["user_nicename"]=>
    string(6) "jigman"
    ["user_email"]=>
    string(17) "mmueller@pbdw.com"
    ["user_url"]=>
    string(51) "http://bstoner.wpengine.com/forums/users/arch_tect/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:05:28"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(6) "jigman"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(2252)
  ["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)
}

While I believe that this is not an unusual situation for many properties in NYC, I agree with the post above. If you wanted to do any renovations that would require you to file with the DOB, you may have to deal with updating the C of O. From a financing point of view, I would think that a bank would not like this either.  Just my opinion though.

jockdeboeraia | 12 years and 3 months ago

string(1) "1"
object(WP_User)#4864 (8) {
  ["data"]=>
  object(stdClass)#4860 (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)
}

Yes, if there is a problem in the future, you will be on the hook for it.