Letter of No Objection vs Change of CO

We are considering buying a brownstone in Crown Heights. The building has no CO but is being taxed as a single family. The HBD has it as a one family but It’s got an i card that says it’s a 2 family. There are 2 kitchens now but the sellers are representing it as a one family. Has anyone had luck using such a house as a legal 2 family with a LNO without trying to get a 2 family CO? Any advice/insight would be appreciated!

stovalljanet23

in General Discussion 3 years and 3 months ago

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shahnandersen

in General Discussion 3 years and 3 months ago

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If the iCard says it was a two-family then somewhere along the line (date of the iCard?) it was legally used as a two family. That should help in obtaining an LNO.

cate | 3 years and 3 months ago

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Kate B., yeah, sounds like a single-family originally. Thanks.

stovalljanet23 | 3 years and 3 months ago

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Hi @cate . It’s got one kitchen on the garden level and then 3 floors above that with the second kitchen on the 4th floor (counting the garden level as the 1st flr).
No bathroom on the parlor floor.
So, probably was single family originally…?

stovalljanet23 | 3 years and 3 months ago

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Hi @cate . It’s got one kitchen on the garden level and then 3 floors above that with the second kitchen on the 4th floor (counting the garden level as the 1st flr).
No bathroom on the parlor floor.
So, probably was single family originally…?

cate | 3 years and 3 months ago

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OP, is it possible yours could be an original two-family with a mistaken one-family designation? Is it configured as a top floor apartment over a ground and parlor floor duplex with two identical small bathrooms in a stack behind the stair on the parlor and top floor levels? Often there was no real separation between the units.

stovalljanet23 | 3 years and 3 months ago

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Hi @resident2 and thanks for your reply. There are 2 kitchens, 2 gas meters and 2 electric meters. They plan on pulling one of the kitchens out for bank appraisers. They have been using the place in different ways over the years with various boarders who share the kitchens. Im sure they are avoiding representing the building as anything but one family to avoid fines, etc
If they take one kitchen out and sell it as a one family, do you think we have a chance at getting 2 family status with an LNO based on historical use? I don’t think the sellers would be willing to provide an LNO before we go into contract.

stovalljanet23 | 3 years and 3 months ago

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Hi @resident2 and thanks for your reply. There are 2 kitchens, 2 gas meters and 2 electric meters. They plan on pulling one of the kitchens out for bank appraisers. They have been using the place in different ways over the years with various boarders who share the kitchens. Im sure they are avoiding representing the building as anything but one family to avoid fines, etc
If they take one kitchen out and sell it as a one family, do you think we have a chance at getting 2 family status with an LNO based on historical use? I don’t think the sellers would be willing to provide an LNO before we go into contract.

resident2 | 3 years and 3 months ago

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If the seller is representing it as one family, are they going to take out one of the kitchens for a Bank Appraiser? If there are two kitchens, how have the sellers actually been using it? The DOF has no baring on legal use. One & two family houses are the same tax class anyway. Even as a one family many buyers Attorneys will want to see a letter of no objection, have the sellers tried to get one as a two family & been rejected?
How many Gas & Electric meter heads are there ? (Keep in mind they can jump them to run it off one of each, but how many heads of each are there.?
Getting a whole new CofO will certainly trigger a huge RE Tax increase, so avoid that.

shahnandersen

in General Discussion 3 years and 3 months ago

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That was exactly our situation. A house listed by DOF as a one family. I card showed two units. We had no trouble getting an LNO, but that was more than 35 years ago, so I’m not sure you an analogize to today.

Guest User | 3 years and 3 months ago

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Yelp zoning results show wjnyc.com might be local and helpful

stovalljanet23 | 3 years and 3 months ago

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Thanks, Jeremy. I would probably rather pay the tax on 2 family if we could avoid trying to get a new CO. Good tip on zoning analysis pro…would that be a expeditor or somebody else. Thanks again!

stovalljanet23 | 3 years and 3 months ago

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Thanks, Jeremy. I would probably rather pay the tax on 2 family if we could avoid trying to get a new CO. Good tip on zoning analysis pro…would that be a expeditor or somebody else. Thanks again!

Guest User | 3 years and 3 months ago

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Since it has been taxed as a single family, LNO may be tough if there is evidence of sellers using it as a single family for a significant period of time. Would you be willing to pay additional taxes if reverting to 2 fam? NY would likely gladly accept the extra revenue if there is a good case for the revision. It is worth discussing with a zoning analysis pro. We were able to get an LNO for a retail unit in a first floor garage in a residential building on a similar basis. We made a documented and convincing argument it was used in such a way consistently for decades