Changing configuration

> @Ed_Kopel_Arch

can you explain what “the building does not front on a substandard road.” means? what is the “existing 2nd means of egress” – a fire escape? and what does “the value of the alterations to this ‘prior code’ building do not exceed 60% of the value of the existing building” mean? how do they arrive at 60%? did you need to fit all 3 of those requirements or just one of 3? it all seems very arbitrary.

randolph

in General Discussion 6 years and 1 month ago

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stuyheights | 6 years and 2 months ago

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Hello Brownstoners,
Its been a while. I am interested in purchasing a property that is currently set up as a double duplex that I would like to turn into a triplex over garden rental. To do this, the kitchen that is located on the top floor would need to be moved to the parlor and if I file it, I would need a new CO. Since it is already a 2 unit, and would stay a 2 unit, would this trigger any need for sprinklers and what would happen to my property taxes? Any feedback from anyone who has actually done something similar would be greatly appreciated. Thank you in advance.

agdipierro

in General Discussion 6 years and 2 months ago

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I am completing a similar conversion (duplex/duplex to simplex/triplex) in Park Slope. Sprinklers were not required. Contact me offline at ek@edkopel.com.

yudashasom | 6 years and 2 months ago

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It’s unclear if you want to use the building as a rental, or rent the garden and live above. If it’s a rental building, a double duplex would perform better.

stuyheights | 6 years and 2 months ago

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@No-Permitz- I plan to rent out both units but the building is 100% original and the layout really doesnt work that way. One kitchen is on the garden floor and the other is on the top right rear.

randolph | 6 years and 2 months ago

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> @StuyHeights
> would this trigger any need for sprinklers and what would happen to my property taxes?

yes sprinklers, your taxes will at least double.

randolph | 6 years and 2 months ago

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> @Ed_Kopel_Arch
> Sprinklers were not required.

explain…

stuyheights | 6 years and 2 months ago

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@Randolph- I heard from a few people I would not need sprinklers but taxes I am very unsure about. I heard if you change the usage they increase substantially but not sure about it being a 2 and keeping it a 2, just changing the configuration but I’m certain we would need a new CO if I went that route.

randolph | 6 years and 2 months ago

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> @StuyHeights
> being a 2 and keeping it a 2

i did that, taxes more than doubled a year later. they somehow use that dollar amount on your DOB filings to reassess the property value and there is pretty much nothing you can do about it as far as i know.

stuyheights | 6 years and 2 months ago

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@Randolph- Im sorry to hear this. You have convinced me to keep the double duplexes and to figure out how to make that configuration work.

GreenThinker | 6 years and 1 month ago

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@Stuyheights- regardless on the configuration, if you’re going to be doing a Gut Rehab and plan on filling everything 100% kosher, department of finance see’s that you’ve done major work to the building and reassess the property value and/or is allowed to increase taxes in excess of the 6% per year, 20% over 5 years limit.

stuyheights | 6 years and 1 month ago

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@GreenThinker- This isnt a gut rehab. The house is 100% in tact and all original. All I wanted to do was change it from a double duplex to a triplex over a garden rental but based on the feedback im getting here, I dont think its worth the risk. Ill leave it as a double duplex.

agdipierro

in General Discussion 6 years and 1 month ago

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The sprinkler exemption was granted for the following code citations:

Per FC 501.4.3.1 sprinklers protection is not required because the building does not front on a substandard road.
Per MDL 194 (1) sprinkler heads in rooms is not required because this building has an existing 2nd means of egress
Per BC 901.9.4 the value of the alterations to this ‘prior code’ building do not exceed 60% of the value of the existing building. Therefore, the provisions of 903.2.8 do not apply and a sprinkler system is not required