2-family or not 2-family? That is the question...

We are having some trouble getting confirmation that a property we are looking at is a legal 2-family house.  It is listed on the Department of Finance website as a B3-2 family dwelling (and there is no C of O or any other info through the DOB).  We were also referred to this NYC website – http://gis.nyc.gov/doitt/nycitymap/ , where it is also listed as a 2 family with 2 residential units. The place was presented as a 2-family to us when we looked at it, but now, the seller’s lawyer is saying it’s NOT a legal two family.  We are still trying to find out where he is getting that information, but my question to those who might know on brownstoner:   – Is it possible for a house to be listed as a 2-family on the Dept. of Finance website, but not actually be a legal 2-family?  – And if that is the case, is there any remedy to make it a legal 2-family? [For what it’s worth, there is no C of O on file with the DOB either (old house).] Thanks in advance!

slope2009

in Real Estate - General 12 years and 9 months ago

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chrissie | 12 years and 9 months ago

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The answer is an emphatic “yes” to your question as to whether a property can be listed as a 2 fam by DOF and not be a legal 2\. DOF holds zero weight; Bldgs Dept is the sole entity that determines a building’s legal status. Additionally the Dept of Bdgs has been recently taking the position that absent a CofO or “I card” (from NYC HPD) showing 2 family, the bldg defaults automatically to a 1 family. The onus is on the owner to prove 2 family and get a LNO from Dept of Bldgs. Buildings erected prior to 1938 have no CofO. I just went through the process of getting an LNO for my building. It is a pain but certainly within the average person’s capabilities. There are professionals that can do it for you but you’re looking at about 1K. In short, if it’s a legal 2, it should have a CofO or LNO, period. This is copied from the Bldgs Dept website: B1-2 FAMILY DWELLING **Department of Finance Building Classification:**
   **Please Note:** The Department of Finance’s building classification information shows a building’s tax status, which may not be the same as the legal use of the structure. To determine the legal use of a structure, research the records of the Department of Buildings.

Adamc1303 | 12 years and 9 months ago

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A LNO may not be needed. Did your attorney order title yet? What does the C of O search say? Even if there is no C of O on fle the search pulls data from a few different places and the title company will insure you based on the legal use the search comes back with.

ProHeights66 | 12 years and 9 months ago

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You can try to get a letter of no objection (LNO) from the Dept. of Buildings. That is what I request from my seller before close. It is accepted in lieue of a C of O if your house is older than 1938.  It took the seller two tries to get the LNO — which basically is a confirmation that DoB doesn’t object to 2-family use and permits you to go forward as a 2 family without a C of O.  If you haven’t already, ask the seller if they are willing to get an LNO.  In my experience, you will have problems clearing title if there are inconsistencies between the Dept. of Finance treatment and the record at DoB. If you are only looking and haven’t signed the contract yet, make sure you clarify what the seller is willing to do to ge the LNO.