Brownstone with no C of O listed as 1-fam-want to use as 2

Hi,

I’m thinking of buying a 2-story with garden Brownstone listed as a 1-family building. There is no C of O. It will be used as a 2 Family with renter in the garden. (friend) Do I need to obtain a C of O to use as a 2-family? No substantial changes. Can I just get a letter of no objection? If I need to get a new C of O, how much will it cost? Thanks

classc1

in General Discussion 5 years and 11 months ago

10

Please log in, in order to post replies!

10 replies

Newest Oldest

daveinbedstuy | 5 years and 11 months ago

string(1) "1"
object(WP_User)#4964 (8) {
  ["data"]=>
  object(stdClass)#4952 (12) {
    ["ID"]=>
    string(4) "3864"
    ["user_login"]=>
    string(13) "daveinbedstuy"
    ["user_pass"]=>
    string(34) "$P$BtJYyObAQmff2MQp.qFP7/kmwU1bBZ1"
    ["user_nicename"]=>
    string(13) "daveinbedstuy"
    ["user_email"]=>
    string(19) "djl135e54@yahoo.com"
    ["user_url"]=>
    string(55) "http://bstoner.wpengine.com/forums/users/daveinbedstuy/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:23:53"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(13) "daveinbedstuy"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(3864)
  ["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)
}

Many brownstones witout a C of O are set up as two families. Mine was.

classc1 | 5 years and 11 months ago

string(1) "1"
object(WP_User)#4963 (8) {
  ["data"]=>
  object(stdClass)#4962 (12) {
    ["ID"]=>
    string(5) "14683"
    ["user_login"]=>
    string(7) "classc1"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(7) "classc1"
    ["user_email"]=>
    string(17) "classc199@aol.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2008-08-04 22:24:42"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(7) "classc1"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(14683)
  ["caps"]=>
  array(0) {
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(0) {
  }
  ["allcaps"]=>
  array(0) {
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Thanks so much

shahnandersen

in General Discussion 5 years and 11 months ago

string(1) "2"
object(WP_User)#138659 (8) {
  ["data"]=>
  object(stdClass)#4973 (12) {
    ["ID"]=>
    string(1) "6"
    ["user_login"]=>
    string(13) "shahnandersen"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(13) "shahnandersen"
    ["user_email"]=>
    string(31) "brownstoner@brownstoner.com.old"
    ["user_url"]=>
    string(27) "brownstoner.com/renovation1"
    ["user_registered"]=>
    string(19) "2006-09-08 20:12:54"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(0) ""
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(6)
  ["caps"]=>
  array(0) {
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(0) {
  }
  ["allcaps"]=>
  array(0) {
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Check and see if your building has an iCard. If so, does it show it being used by two families at the time of the iCard inspections, If so, it might be reasonably easy to get an LNO for use as a two family. https://www1.nyc.gov/site/hpd/index.page

resident2 | 5 years and 11 months ago

string(1) "1"
object(WP_User)#138661 (8) {
  ["data"]=>
  object(stdClass)#138662 (12) {
    ["ID"]=>
    string(6) "181002"
    ["user_login"]=>
    string(9) "resident2"
    ["user_pass"]=>
    string(34) "$P$BYKCrEpDU34.3RJghRPk8/Xp1XpCve/"
    ["user_nicename"]=>
    string(9) "resident2"
    ["user_email"]=>
    string(21) "Jamanda1255@Yahoo.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2017-08-10 14:07:33"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "resident2"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(181002)
  ["caps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Just because there is no CofO, does not mean that you can use it as a two.
The Buildings Department has it listed as something. Find out what the legal use currently is. What the Department of Finance has it is, is NOT legal use.

classc1 | 5 years and 11 months ago

string(1) "1"
object(WP_User)#138660 (8) {
  ["data"]=>
  object(stdClass)#138663 (12) {
    ["ID"]=>
    string(5) "14683"
    ["user_login"]=>
    string(7) "classc1"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(7) "classc1"
    ["user_email"]=>
    string(17) "classc199@aol.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2008-08-04 22:24:42"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(7) "classc1"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(14683)
  ["caps"]=>
  array(0) {
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(0) {
  }
  ["allcaps"]=>
  array(0) {
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Thank you so much. I will definitely be in touch

uchenna

in General Discussion 5 years and 11 months ago

string(1) "2"
object(WP_User)#4972 (8) {
  ["data"]=>
  object(stdClass)#138644 (12) {
    ["ID"]=>
    string(6) "194417"
    ["user_login"]=>
    string(7) "uchenna"
    ["user_pass"]=>
    string(34) "$P$BFiUZY.Pqwoqam1VfgBGveThw3.6uI0"
    ["user_nicename"]=>
    string(7) "uchenna"
    ["user_email"]=>
    string(21) "uchenna.ibekwe@ms.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2024-02-23 14:31:16"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(29) "Uchenna Ibekwe Uchenna Ibekwe"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(194417)
  ["caps"]=>
  array(1) {
    ["subscriber"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(10) "subscriber"
  }
  ["allcaps"]=>
  array(3) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Hi classc1
If the house it already set up as a 2 family, it may be that you can apply for an Alt 1 no work to obtain the C of O. Then, to renovate, you can apply for Alt 2 renovation for the entire building or just parts of the building if that is more appropriate. If you are not moving or adding walls and plumbing than you likely will not even need to file, as this qualifies as repair work or finish work. You can find more info about how your address is registered with the city here: http://www.oasisnyc.net/map.aspx
I am an Architect based in Boerum Hill. If you would like to speak further you can contact me at mph@polyarch.studio. I may be able to help you navigate this process.

classc1 | 5 years and 11 months ago

string(1) "1"
object(WP_User)#138660 (8) {
  ["data"]=>
  object(stdClass)#138658 (12) {
    ["ID"]=>
    string(5) "14683"
    ["user_login"]=>
    string(7) "classc1"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(7) "classc1"
    ["user_email"]=>
    string(17) "classc199@aol.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2008-08-04 22:24:42"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(7) "classc1"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(14683)
  ["caps"]=>
  array(0) {
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(0) {
  }
  ["allcaps"]=>
  array(0) {
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I assume 1 family. Pretty sure

randolph | 5 years and 11 months ago

string(1) "1"
object(WP_User)#138663 (8) {
  ["data"]=>
  object(stdClass)#138657 (12) {
    ["ID"]=>
    string(5) "26171"
    ["user_login"]=>
    string(8) "randolph"
    ["user_pass"]=>
    string(34) "$P$Bkj16FushDhH.ZkZpciKBwc2QcqOxt."
    ["user_nicename"]=>
    string(8) "randolph"
    ["user_email"]=>
    string(29) "andrewdouglasgrieve@gmail.com"
    ["user_url"]=>
    string(30) "http:///forums/users/randolph/"
    ["user_registered"]=>
    string(19) "2009-02-26 15:39:31"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(8) "randolph"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(26171)
  ["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)
}

> @classc1
> who is to say it’s a 1-family?

what is it classified as for tax purposes?

classc1 | 5 years and 11 months ago

string(1) "1"
object(WP_User)#4972 (8) {
  ["data"]=>
  object(stdClass)#138656 (12) {
    ["ID"]=>
    string(5) "14683"
    ["user_login"]=>
    string(7) "classc1"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(7) "classc1"
    ["user_email"]=>
    string(17) "classc199@aol.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2008-08-04 22:24:42"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(7) "classc1"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(14683)
  ["caps"]=>
  array(0) {
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(0) {
  }
  ["allcaps"]=>
  array(0) {
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Thank you. We will have two kitchens, same services. It’s already configured as a two family with the exception that we will need to add a kitchen on the parlor floor.

My primary question is this, if there is no C of O, who is to say it’s a 1-family? The same exact Brownstone next door is a two-family, no C of O on file for that building either but it says it might be unavailable, unlike this building where it just doesn’t exist.

resident2 | 5 years and 11 months ago

string(1) "1"
object(WP_User)#138658 (8) {
  ["data"]=>
  object(stdClass)#138655 (12) {
    ["ID"]=>
    string(6) "181002"
    ["user_login"]=>
    string(9) "resident2"
    ["user_pass"]=>
    string(34) "$P$BYKCrEpDU34.3RJghRPk8/Xp1XpCve/"
    ["user_nicename"]=>
    string(9) "resident2"
    ["user_email"]=>
    string(21) "Jamanda1255@Yahoo.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2017-08-10 14:07:33"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "resident2"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(181002)
  ["caps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

You cannot use a one family as two family without a new C of O.
Why do you need it to be a legal two family to rent to a friend? If there is ever an insurance claim…. if you ever need to evict your friend…. in order to take income tax deductions for your tenant: capital improvements, depreciation etc
What makes it a two family? Two kitchens, separate meters for wiring, gas etc.
If your friend rents one floor without separation of services or a kitchen, you can have a roommate.
To change a C of O in this day & age will probably take a year: waiting for approvals… waiting for sign offs… waiting… waiting… and cost in the region of $25-30,000 for very basic plans, construction etc… price can go up from their depending on who & how is the work being done.
If you want a two family… buy a two family. Because your RE Taxes will also be re-assessed … upwards. Time, Money & additional ongoing expense outstrips any rent.
Also renting to friends & family 99% of the time does not go smoothly. Unless you are renting way below market … and even then I have seen some horror stories.