Using a 2-family townhouse as a 1-family

I’ve searched here and google for the answer and can’t find it.

We are renters looking to buy a townhouse to use as a single family. If we buy a 2-family townhouse (4 story brownstone being used as an owners duplex and separate rental), is there anything preventing us from using the entire townhouse for our single family?

I’ve read about people converting 2-family homes to a 1-family home, but if we were content to leave the building as is without doing renovations, would this be necessary?

Thanks in advance!

ib28

in General Discussion 3 years and 1 month ago

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cate | 3 years and 1 month ago

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One thing that comes to mind is you need a $900 gas inspection for three-families and up. If memory serves, if you go from a two to a one in a house that was originally a one, you do not need sprinklers, otherwise you do (of course obviously verify with an expert). And there are probably more things like that too.

alexwithak | 3 years and 1 month ago

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Basically yes, 3 kitchens, etc. The other issue is you enter a higher level of regulation when you go to 3-family. Not sure about the specifics as we own a 2-fam, but that was very intentional. We started out entertaining 3-4 fams and backed away when we realized the more stringent requirements and much higher fines for violations.

ib28 | 3 years and 1 month ago

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Thanks everyone for the helpful responses! How does this change if we are looking to live in a three family townhome as a single family? Is it required to have three kitchens? If we ever go to do renovations with permits will we need to meet special requirements for sprinklers etc? Obviously I will consult with an expert. But our agent just sent us a great three family that we may want to use as a single family without doing any renovations for now. Thanks again

ib28 | 3 years and 1 month ago

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Thanks everyone for the helpful responses! How does this change if we are looking to live in a three family townhome as a single family? Is it required to have three kitchens? If we ever go to do renovations with permits will we need to meet special requirements for sprinklers etc? Obviously I will consult with an expert. But our agent just sent us a great three family that we may want to use as a single family without doing any renovations for now. Thanks again

cate | 3 years and 1 month ago

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Just to clarify on the permits, there is no mystery about what is required and what is not for an Alt-1 and Alt-2. You are perfectly able to, for example, replace an old toilet with a new one in the same place without filing an Alt-1 or Alt-2 permit with the DOB. Moving walls or fixtures requires an Alt-2 permit.

alexwithak | 3 years and 1 month ago

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Worth mentioning you can certainly do “off the books” updates as well, if you are so inclined. Jobs that aren’t as extensive and don’t upset your neighbors can be done this way. It saves hassle and money. There are folks on Brownstoner with strong opinions at both ends of the spectrum on whether you should go this route, but know that a LOT of people do because the DOB is so ridiculous about certain things. If you’ve been looking at houses you likely already know this. And if you do happen to get a violation, fines for 1 and 2 family homes are relatively low in most cases for more minor unpermitted alterations. Depending on what you’re doing, most contractors can advise you on this route but you have to specifically ask… or so I’ve heard. Of course I’m not endorsing ANY of this. I’m just sharing information. Personally I would never, ever do anything to my home without permits. Nope. Not me.

ib28 | 3 years and 1 month ago

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Thanks everoyne! We were trying to understand the general lay of the land, which all these replies helped with. We will definitely seek professional opinion if we see a place where we might want to make changes, now or down the road. As I bet many of you know, there is very little inventory to see in the first place!

ib28 | 3 years and 1 month ago

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Thanks everoyne! We were trying to understand the general lay of the land, which all these replies helped with. We will definitely seek professional opinion if we see a place where we might want to make changes, now or down the road. As I bet many of you know, there is very little inventory to see in the first place!

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If you are going to be building owner, do yourself a favor and find a good FILING engineer or architect, and, if need be, pay them a consulting fee to answer questions. EVERY brownstone owner starts out thinking that they can cut out the architect for certain “simple” tasks. They quickly find out the DOB is just a mess of irregular “rules” which can’t be navigated without someone with either experience or connections.

This is a GREAT forum, but when it comes to DOB or filing questions, don’t think you can “research” it yourself… find an authority. You will sleep better in the end.

cate | 3 years and 1 month ago

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Agree with all of the above. No problem to live in the entire two-family yourselves. When you are searching to buy, it’s very wise to find a property that already has the occupancy and general layout you want, so if you do any renovations, such as updating the plumbing or finishes in a bathroom, you are not legally required to file. This will mean less cost, time and headache for you and no tax increase. If you think you prefer the rental to be on the ground floor (or on the top floor) try to find a house already laid out to your preference, because switching the location of the rental or moving a kitchen does require a permit and will increase costs. Another thing to keep in mind is that an extra kitchen in a spot where you don’t need it can be a wonderful art-craft-sewing-laundry-kid’s playroom-etc. without big changes.

alexwithak | 3 years and 1 month ago

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As long as you leave it usable as a 2-family, it’s no problem. Mostly that means retaining the kitchen and separate utilities and (I believe) doors on the individual units. As resident2 notes, best to keep it legally as a 2-family. The process to change it is a headache and often triggers a tax assessment that will be very unpleasant. If you ever did a big reno you could do the bare minimum to retain 2-fam status with an efficiency kitchen/wet bar, among other things. And really some things could be changed (like the entry doors) as long as they’re easy to revert back if you went to sell. That’s our long-term plan for ours!

resident2 | 3 years and 1 month ago

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Yes, you can use a 2 family as a one. There is no problem with under using a house. There is a problem with the opposite.
In my opinion you are better off leaving it as a two family. Keep your options open & do not open the whole can or worms with DOB & RE Tax assessors & your Bank account to do what it takes to convert it.