C of O in 1890s building
Hello – I live in a beautiful small brick row house in Clinton Hill, built in the 1890s. When I purchased the property four years ago, there was a bureaucratic nightmare, because the DOB and Dept of Finance couldn’t agree on the occupancy status. One had it classified as a single family, which it is, and one classified it as a three family, which is clearly is not. We have one kitchen, and no doors or hallway structures that make it livable for other apartments etc. You all know how much fun it is, when one city agency tells to you talk to the other one, and they run around in circles forever!
I would like to clear up the occupancy status, because it is a liability if I should ever decide to sell. And I would like to do it in a way that doesn’t require city inspectors tromping around through the place, and “discovering” new issues to make a hassle about. Everything is to code from a recent Alt 2 renovation, but I don’t want to open that can of worms.
Originally I was supposed to obtain a “Letter Of No Objection”, but then my expediter was essentially shut down and disbarred. Many of you will know exactly who that is, and how many people he left holding the cards. Another expediter I talked to recently proposed a really insane scheme, where I apply for permits for a brand new Alt 1 renovation, and then get the CO that way, but don’t go through with the project. That’s really using a bulldozer to plant the roses, and there are so so so many risks (like the city requiring me to tear up the building for sprinklers and fire escapes… this is a small building, not multi-family).
Does anyone know if the Letter Of No Objection (LNO) is functionally identical to a CO for a pre-1938 Brooklyn building, or if there are aspects where it is a worse substitute? My concern is both for having things be absolutely clear with the city agencies, and also with banks if a future mortgage were a factor. Has anyone been through this process? Any recommendations for a trustworthy expeditor, who will not overcharge with crazy schemes, but is worth a real fee for great work?
thank you all so much!
ClintonHill
in General Discussion 5 years and 8 months ago
3
Please log in, in order to post replies!
3 replies
resident2 | 5 years and 8 months ago
The DOF does not have any legal baring on legal use. I am not sure if they still allow it, but they used to allow owners to be taxed by how it was actually occupied: ie a 4 family used as a 2 family could be taxed at a lower rate.
If an owner applied to be placed in a lower class, the DOF would send out someone to see how many kitchens etc and determined by that inspection the tax class could be changed.
This made no change to legal use, it could always easily go back to being used as a 4 family.
Only the DOB determines legal use. If the DOB has it as a 1 family, it is a One family.
If it is showing at the DOB as a three family, it may well have been restored to a one family by a prior owner. But I would be concerned if the fire escape or sprinkler system were removed without a permit.
lkrshacmzcy | 5 years and 8 months ago
Lewsan Consultants is a company a lot of Master Plumbers use and they are good with their cost.
My only other referral does not work directly for Homeowners oddly enough.
lkrshacmzcy | 5 years and 8 months ago
Lewsan Consultants is a company a lot of Master Plumbers use and they are good with their cost.
My only other referral does not work directly for Homeowners oddly enough.