Changing a CO you need to put a sprinkler system through the whole house?

> @Tucker
> 2 family are not required to have a sprinkler system.

wrong.

randolph

in General Discussion 6 years and 3 months ago

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Tucker | 6 years and 3 months ago

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Have a four family with a sprinkler in the hallway. We live in it as a 3 family and would like to live in it as a 2 family. 2 family are not required to have a sprinkler system. Is anyone else feeling that this is wrong? Please share your experiences.

jimhillra | 6 years and 3 months ago

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The idea behind requiring sprinklers when changing use is that the work to change use it typically pretty significant, so the addition of sprinklers is not too much of a burden at that time. In reality, particularly in brownstones, the change of use may not require much work, but the sprinklers are still required.

The FDNY does have an inexpensive variance application, and sometimes it’s possible to get that variance, especially if you have hallway sprinklers already, to avoid new sprinklers throughout. If the work involved in the change of use is minimal, then it may be possible to use that variance to convince the DOB to drop the requirement based upon the disproportionate expense of adding sprinklers. Again, the hallway sprinklers will be helpful here.

At a minimum, it would require a CCD1 to be filed with the DOB, along with existing and proposed plans, the FDNY variance, and maybe other documentation. The CCD1 application carries a $1,000 DOB filing fee.

There’s no guarantee any of this will work, but it may be one possible approach.

yudashasom | 6 years and 3 months ago

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Live in at how you want, but you’d be foolish to change the CO. Read prior posts on the forum.

resident2 | 6 years and 3 months ago

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There is nothing wrong with under using a house; 3 as a 2 is under-use.
Why create a nightmare for yourself? You or someone you sell to might want it as a 3, keep your options open & your money in your pocket.
Not only the cost of the architects, DOB, contractors etc. The City will raise your RE Taxes based on your pulling permits.
A past client of mine just told me his house will be paying over $75,000 a year in taxes as of June this year. It used to be just over $6,000 as 3 family…. now as “New” 2 family…..
Madness!

daveinbedstuy | 6 years and 3 months ago

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Don’t change the C of O.

slopefarm | 6 years and 3 months ago

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resident — $75 thousand? For a house in NYC? that doesn’t sound right under any circumstances.

resident2 | 6 years and 3 months ago

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It is becoming more common than sane people would think. Throughout the renovating neighborhoods you can find many….

Guest User | 6 years and 3 months ago

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Resident2, is that quote of $75,000 a year for real estate taxes accurate?!? How on Earth did they arrive at that number?

yudashasom | 6 years and 3 months ago

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Yes it is accurate.. but $20-30k is more common.

resident2 | 6 years and 3 months ago

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It is often based on the original price paid for the house + the rehab costs. If the architect has put on the permits the total amount including the $200.00 a roll wallpaper etc…. it can get to $75,000 a year in Real Estate taxes ” based on the improvements” and added market value….