Using a B2 - 2 Family as a single family or converting with DOB

I think the general understanding is that the DOF classification is not recognized by DOB. It does suggest that there may be documents out there that support that classification. If the LNO is denied for use as one-family, perhaps it would be approved for use as two family. As for getting a new CofO, I’ll skip the long version where it depends on various things, and just tell you it will be a nightmare, the memory of which will haunt you until the end of your days.

hkapstein

in General Discussion 5 years and 9 months ago

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Guest User | 5 years and 9 months ago

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We are looking to buy a home in Bushwick that is currently classifed as at B2-2 Family home with the DOF – the home does not have a CofO because it was built before 1938. When the developer renovated the home he removed the rental unit from the top floor so owners duplex is first and second floor and then there is a ground/basement floor (which is questionable whether or not it’s below grade and a real rental). In addition the utility meters are still separate 2nd floor and then 1st / ground/basement. We are looking to use the house as a single family b/c he connected the ground/first with an internal spiral staircase. Can we use the home as is as a single family or do we need to convert the occupancy to a single family home with the DOB? Will we have issues b/c the developer did not take out Alt 1 permits when changing the use of the building? And could it potentially cost us a ton of money if he did not do the renovations to full 2019 code?

sixyearsandcounting | 5 years and 9 months ago

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They can’t force you to rent out the ground-1st floor apartment. If you just keep living there and use both apartments for yourselves, who can stop you? You can pay two gas bills, two electric bills, etc. and nobody will know the difference.

Guest User | 5 years and 9 months ago

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Thanks! And no issue when I go to sell?

Guest User | 5 years and 9 months ago

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Thanks! And no issue when I go to sell?

JohnHancock | 5 years and 9 months ago

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The troubles start when you do the reverse, when you have a 1 family and use it as a 2 fam. No issues for 2 family used as 1

Guest User | 5 years and 9 months ago

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Thanks! I would assume just value of the home – a true 2 fam should have a higher value b/c of the potential rental income. Appreciate all the help!

Guest User | 5 years and 9 months ago

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Thanks! I would assume just value of the home – a true 2 fam should have a higher value b/c of the potential rental income. Appreciate all the help!

sixyearsandcounting | 5 years and 9 months ago

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Are the entrances to the two apartments through a vestibule? Ie everyone enters through the vestibule and then goes through one of two doors with no other access between the apartments? If so, and you demo that to make your one-family lives easier, you’d have to reconstruct it before selling.

sixyearsandcounting | 5 years and 9 months ago

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If you do file to convert it to a legal one-family, let us know what happens re property taxes. Yes, in theory a two-family is more valuable, but one never knows what might happen in tax-mad NYC. The legal conversion may or may not be worth it.

Guest User | 5 years and 9 months ago

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There are two separate entrances one up a short flight of stairs to the owners unit and one down a short flight to the “rental” or what used to be the bottom floor of the owners unit before the renovation. They are connected internally by a spiral staircase.

Guest User | 5 years and 9 months ago

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Guest User | 5 years and 9 months ago

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I am just worried if I legally convert it that it will be a nightmare b/c there were no Alt 1 permits taken during the reno so who knows if it’s to current day standards…and then does the DOB start opening walls etc…to check plumbing electric etc…

Guest User | 5 years and 9 months ago

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sixyearsandcounting | 5 years and 9 months ago

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My understanding (correct me if I’m wrong) is that Alt-1 permits are only if there’s a change in the C of O. From what you’ve described, there was no change in the C of O or in the DOF status as it’s still a two family. The staircases sound perfectly normal to me. If the (new) rental apartment has a ground floor, it’s fine – so long as no cooking/sleeping in the basement. Whether it’s to code or not is a different matter. I don’t have experience with DOB inspections so can’t comment on those. But if you’re planning on using it as a single-family without changing anything, then there won’t be an inspection.

Guest User | 5 years and 9 months ago

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okay thanks! the developer moved the rental to below grade but we would just use it as a rec room so sounds like we should be OK

Guest User | 5 years and 9 months ago

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okay thanks! the developer moved the rental to below grade but we would just use it as a rec room so sounds like we should be OK

hkapstein | 5 years and 9 months ago

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There is no CofO, and no LNO has been mentioned. So it is unclear what DOB would recognize it as if you applied for an LNO. You should check for an i-card, or perform other research to see what the historical use was. However, I feel you are correct to recognize there is a small risk that you could need a CofO or LNO at some point. If you want to use it as a one family, it’s pretty unlikely you’d have a problem. But if it happened and you can’t get the LNO for a 1-family, you might have a problem. You need to do more research to determine if you are comfortable with this. On one hand, it’s not zero risk. On the other hand, your money won’t go as far if you want something with 100% clean paperwork.

Two things to consider.

1. If there is more than a very remote possibility you will have to do an Alt1, you do not want this house.

2. From what i’m hearing, I have a feeling you will have issues with the construction quality here. I could be wrong, but it just so unds like that kind of project to me.

Truth be told, I don’t like this deal. Not because of the CofO status, but I feel there are some red flags going up for me. But I don’t really know all the facts.

Guest User | 5 years and 9 months ago

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Right there is no CofO and no LNO. The developer renovated and changed the use of the space without getting Alt 1 permits. But wondering if the LNO may still get approved bc it’s a B2 – 2 Family as defined by the DOF just depends on a site visit. Also does anyone know what happens if your LNO application is denied? Also, how hard is it to apply for change in use ie from a 2 family to a 1 family after the renovations are done? Is this something we can do?

Guest User | 5 years and 9 months ago

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