When looking at a home that has no CofO and has been renovated, what should you

be aware of? It is a two family used as single. Is there any risk to be aware of or just have a proper inspection etc?

bocuckoo

in General Discussion 6 years and 8 months ago

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daveinbedstuy | 6 years and 8 months ago

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PVC is allowed now for two family and single family.

coconut | 6 years and 8 months ago

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The issues is did they do the wiring to code. Did they use a professional ? Did they use PVC or Cast iron pipes.

daveinbedstuy | 6 years and 8 months ago

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No C of O should NOT be an issue with most lenders. What would concern them are open violations. YOU SHOULD HAVE A KNOWLEDGEABLE REAL ESTATE ATTORNEY EXPLAINING THIS. As far as work done without permits 1) Make sure it’s inspected, safe and up to code 2) It will become a problem if permits need to be pulled subsequently so think about the scope of work you may want to do. You can always use a two family as a single family without issues. It’s the opposite that can get you into trouble.

coconut | 6 years and 8 months ago

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I purchased a building with no C of O. First of all you cannot close until you follow a few searches through the DOB then they will have to give you a stamped letter stating that you have no C of O. Then you can close. So now moving forward you have to file all that paperwork for the changes or through the D:OB requires you can get a letter of no objection which would then go by all the paperwork they have on file.

slopefarm | 6 years and 8 months ago

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AFAIK, not much reason to get a C/O as a 1-fam, even if that is how you want to use it. If there is a basis for it to be a 2-fam, best to preserve that if you can.

katelyn.p.williams | 6 years and 8 months ago

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Wouldn’t this prevent a major issue securing a loan? If not, and you are less concerned about your eventual sale (maybe price that in) i think do an inspection and go for it

Guest User | 6 years and 8 months ago

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Depends on what you want to do and what the seller has already done, as others have said. There is likely no documentation from the city that can be used to establish whether it is actually a legal 1- or 2-family (tax classifications don’t count). That said, the DOB would probably consider it a 2-family unless you have evidence going back many decades that it was used as a 1-family. In any event, you should go to the DOB office and ask them to pull a paper C of O. There may be one available. I doubt there are I-cards available (the other source of old building knowledge) as it’s only a 2-family but these may be available as well.

If you’re occupying the whole building yourself and have no plans for major work, you probably don’t need to bother with the DOB. Get an electrician and a plumber to inspect the relevant systems. This is kicking the can down the road, however, as the next buyer may want to renovate and will have to engage with DOB.

If you want to get your ducks in a row and have the DOB issue a certificate of occupancy as a 1-family residence, you’ll need to get an architect to draw the existing conditions and file with the DOB. This is called a ‘no-work C of O’ where you are basically telling the DOB that you haven’t done any work, the building has been used a certain way for a long time, the current layout is legal, and you want a new C of O reflecting this fact. Get an architect (not an expediter) to put the paperwork together.

What you should do immediately is consult an architect…

bocuckoo | 6 years and 8 months ago

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The one fear I would have would be electric. Is there any safety testing that can be performed? Thanks

RobertGMarvin

in General Discussion 6 years and 8 months ago

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Better than a flipper, I suppose. An inspection is something EVERY buyer should have done. Keep in mind that they cannot look inside walls.

bocuckoo | 6 years and 8 months ago

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Ha. I believe the current owner did the renovation and occupied the home based on the sale price it traded. Is the best path just to have a thorough inspection?

RobertGMarvin

in General Discussion 6 years and 8 months ago

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So, did the PREVIOUS owner buy it from a flipper? Is so the same caveat applies,n although the house not having self-destructed in five years is a plus.

bocuckoo | 6 years and 8 months ago

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From records, it looks like property last traded hands 5 years ago…

slopefarm | 6 years and 8 months ago

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Yes, I forgot to add Bob’s point.

RobertGMarvin

in General Discussion 6 years and 8 months ago

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Are you thinking of buying from a long time homeowner or a “flipper”? If the latter and a “renovation” was done with no DOB filings, that’s a BIG red flag!

slopefarm | 6 years and 8 months ago

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Folks have different opinions about that here, and it depends upon the circumstances. A big issue is if you are counting on renting out a unit, using it as a 2-fam. You need some way to establish that it legally is a 2-fam, or else a tenant could stop paying rent and you would have little recourse. Work it through with your lawyer BEFORE you sign a contract.

bocuckoo | 6 years and 8 months ago

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Thanks Slopefarm. There is nothing filed with the DOB. Does that present an issue?

slopefarm | 6 years and 8 months ago

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Start with the renovation. Was the job filed with DOB and was it signed off? If so, how 2as it filed? Our house had no C/O. We filed as an Alt-2, and the application was captioned “renovate existing 2-family” so se have had no trouble establishing that it is a legal 2 family and have not needed a C/O.
So go on the DOB website and look up and see if the job is there and what the records say.