C of O / removing a kitchen

I’m renovating a small 1860s frame house that has no certificate of occupancy. It’s in extremely poor condition and is being gut-renovated. It has two kitchens now and my plan is to make it a single-family house. My contractor has advised me that I should build a second kitchen and then remove it after inspection, to avoid higher property taxes and more hassle with DOB. This seems crazy to me. Is that really the most economical and time-saving path?

xzgkssumzhyvtey

in General Discussion 1 year and 9 months ago

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cate | 1 year and 9 months ago

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Any permitted work will cause your taxes to go up. Changing the CofO will likely mean an even higher tax increase (even though you are decreasing the occupancy). In addition, changing occupancy from two-family to single-family could in addition trigger DOB requirements such as sprinklers, conformance to current code such as ripping out existing stairs, etc. Also, there is no need to switch from two to one because it’s perfectly legal to live in it as a single-family.

xzgkssumzhyvtey | 1 year and 9 months ago

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Gotcha, thanks for the explanations.

xzgkssumzhyvtey | 1 year and 9 months ago

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Gotcha, thanks for the explanations.

justinromeu26 | 1 year and 9 months ago

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thank you for that as that is a good reason not to file anything. based on what randolph says, changing c of o will have the same effect?

Lurker | 1 year and 9 months ago

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we did not change CofO. when you file alteration you need to supply renovation costs and they then use those plus… who knows what else, to re-assess your home. There’s that existing formula as Randolph says where there are annual and periodic limitations on tax increases (something like no more than 6% per year, and 20% over 4 or 5 years maybe?) but those go out the window when you renovate.

randolph | 1 year and 9 months ago

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> @country girl
> wouldn’t taxes for a one-family be lower than for a two-family?

changing the C of O will allow the city to reassess the value of the home and remove the property tax increase cap and your taxes will go up drastically. i don’t think one or two family makes much of a difference.

justinromeu26 | 1 year and 9 months ago

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Lurker, is it the change in c of o that triggers higher property taxes or permitted work?

Lurker | 1 year and 9 months ago

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IMO your contractor is right. You can have a dummy kitchen for a few hundred bucks using existing piping etc. It is legal to live in a double as a single, but not the reverse, and the expense, time and hassle of doing all that work is not worth it.
Your taxes will shoot through the roof whenever you do any permitted work, as it removes the annual limitations on increases.

xzgkssumzhyvtey | 1 year and 9 months ago

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For one thing, wouldn’t taxes for a one-family be lower than for a two-family? So wouldn’t I want it classified as a one family? Is the process (and fees) of getting the DOB to change from no C of O to one-family really that onerous ?

xzgkssumzhyvtey | 1 year and 9 months ago

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For one thing, wouldn’t taxes for a one-family be lower than for a two-family? So wouldn’t I want it classified as a one family? Is the process (and fees) of getting the DOB to change from no C of O to one-family really that onerous ?