Purchasing 2 Family Residential with Doctors Office use First Floor

Hi All,

I’m currently looking into purchasing a 3 story property that was built in 1960 and the Certificate of Occupancy is for 2 families with Doctors Office/home occupancy use on the first floor. I want this property to be my primary residence and want to use the first floor as such. I would not utilize the professional office use on the first floor It is located in a R4 district with all properties adjacent being residential (mostly 2/3 family occupancies). My question is, would this be a problem to not use the first

hofzvsrcwd

in General Discussion 3 years and 10 months ago

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resident2 | 3 years and 10 months ago

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You cannot use a “doctors Office” as an apartment. If the Cof O states a 2 family + a doctors office, you can incorporate the doctors office into one of the two units, but it is not a multiple dwelling. The Building codes are much tighter for a three family.
The Tax class is the same: 1-3 family is class 1.
That said there are some of the smaller Banks that have done 1-2 family + Doctors in the past, as Banks change what they will & will not put a mortgage on , on a regular basis you are better off going with a Mortgage Banker, to find the best mortgage.
If your mortgage person has said they can find you a mortgage using it as a 3 family, they are an idiot! Find another mortgage person. It will fall apart in underwriting.
You can always rent the doctors office out to a doctor, therapist, dentist if you need the 3rd rent. But do not use it as a 3rd residence.

hofzvsrcwd | 3 years and 10 months ago

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The first floor “Doctor’s office” is set up like a residential unit, 2 bedroom, living room, kitchen/dining area, full bath. Allbeit there is a separate entrance to the dining room area. The seller primarily used it as a residential unit since he purchased in the 90’s, i’m not even sure it was ever used as a doctor’s office. The seller’s rationale for keeping the current C of O is that it was taxed less than a 3-family would (Although as John mentioned, he could’ve been mistaken). That’s a good suggestion cate. My partner and I are both working professionals with licenses (not doctor tho) and wanted to have a workspace on the first floor anyways. Perhaps we can label it as such on the floorplan. I will consult with an Architect first. Thanks for the feedback everyone. Have a great July 4th.

hofzvsrcwd | 3 years and 10 months ago

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The first floor “Doctor’s office” is set up like a residential unit, 2 bedroom, living room, kitchen/dining area, full bath. Allbeit there is a separate entrance to the dining room area. The seller primarily used it as a residential unit since he purchased in the 90’s, i’m not even sure it was ever used as a doctor’s office. The seller’s rationale for keeping the current C of O is that it was taxed less than a 3-family would (Although as John mentioned, he could’ve been mistaken). That’s a good suggestion cate. My partner and I are both working professionals with licenses (not doctor tho) and wanted to have a workspace on the first floor anyways. Perhaps we can label it as such on the floorplan. I will consult with an Architect first. Thanks for the feedback everyone. Have a great July 4th.

JohnHancock | 3 years and 10 months ago

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I remember it’s taxed at a higher rate than a regular house, not sure if that’s true or how much higher it would be…

cate | 3 years and 10 months ago

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(1) You will pay a higher interest rate for a mixed-use loan. (2). What is the current configuration on the first floor, what changes do you want to make, and what do you want to use that floor for? For example, if it is a typical house with living room, dining room, kitchen, even a full bath on the first floor PLUS a doctor’s office, and you wish to keep the current configuration of rooms but use the doctor’s rooms as, say, a home office, laundry, pantry, etc., no one is going to stop you. It might be wise if the doctor’s office is still labeled as such on the new floor plan. You are probably allowed to reconfigure the doctor’s office somewhat as long as it still exists and can still function as a doctor’s office. Hope that makes sense. Disclaimer: I am not an expert.

hofzvsrcwd | 3 years and 10 months ago

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We informed our loan officer and she didn’t seem too concerned about being able to get the loan so that should be okay (hopefully). I am concerned with doing some renovations and dealing with the DOB for permits and inspections with the C of O shown as Doctor’s office (home occupancy) on the first floor. Maybe I am just thinking too much…

hofzvsrcwd | 3 years and 10 months ago

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We informed our loan officer and she didn’t seem too concerned about being able to get the loan so that should be okay (hopefully). I am concerned with doing some renovations and dealing with the DOB for permits and inspections with the C of O shown as Doctor’s office (home occupancy) on the first floor. Maybe I am just thinking too much…

thompson.molly99 | 3 years and 10 months ago

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You would need to get a mixed use loan on the property.

thompson.molly99 | 3 years and 10 months ago

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You would need to get a mixed use loan on the property.

hofzvsrcwd | 3 years and 10 months ago

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Cannot edit post for some reason. The rest of my post is :

My question is, would this be a problem to not use the first floor as a professional office and use it primarily as my residence? We were planning to do some electrical and plumbing work throughout. Would DOB have any issues with this in terms of permits or inspections? Ideally, we would not want to amend or get a new Certificate of Occupancy for a 3 family building.

Thanks all and have a great July 4th Weekend.

hofzvsrcwd | 3 years and 10 months ago

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Cannot edit post for some reason. The rest of my post is :

My question is, would this be a problem to not use the first floor as a professional office and use it primarily as my residence? We were planning to do some electrical and plumbing work throughout. Would DOB have any issues with this in terms of permits or inspections? Ideally, we would not want to amend or get a new Certificate of Occupancy for a 3 family building.

Thanks all and have a great July 4th Weekend.