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Update/create 2 fam. C of O - process/pitfalls?
1:46 PM 04/16/2012
Brooklyn, NY
Considering buying a brownstone in Brooklyn. Property has no C of O, which I am told is not uncommon for a house of its age.
Property is currently being used as 2 family but is taxed as single family.
In this scenario, if I want to get a C of O for the property as 2-family, so I can get a tenant, what is the process I'll go thru/what difficulties can I expect?
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Brooklyn, NY
If all of the other elements of a two-family structure are present (e.g. two meters for gas/electric) then you should be able to get a letter of no objection for it being used as a two family house. Before that (applying for the LNO) you should apply to the department of finance to have it recognized as a two-family dwelling. If you have additional questions don't hesitate to contact me -- my info is in my profile.
2:13 PM 04/16/2012 | 0 Votes
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Comments (2)
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Brooklyn, NY
Thanks mike - suppose there is only one electric meter? Also 2 gas meters may not be separated between apartments, but between heating and stoves. What then?
3:04 PM 04/16/2012
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Brooklyn, NY
Without reviewing your particular circumstances, you're (potentially) looking at filing an ALT-1 application and having the building re-classified as a two-family dwelling.
4:12 PM 04/16/2012
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Dumbo, NY
As Mike will surely tell you, the alt-1 process is costly (many thousands of $) and involved. From an architectural perspective, if the property is already being used as two family, unless you want to do major renovations you are probably better off just leaving things as they are.
You can always get a plumber in to rework the gas connections to each meter. Installing a sub-meter in the tenant unit is also possible, but will require rewiring.5:49 PM 04/16/2012 | 0 Votes
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Brooklyn, NY
ALT-1s aren't cheap, but if the unit isn't fully recognized as a two-family you *could* run into issues with getting the mortgage, homeowner's insurance, evicting a tenant later on, future renovations that require inspections, etc.
If it has historical use as a two-family (and not some flipper who told the next buyer they could do it) then try for the LNO. Otherwise, if you need the income from the unit and the lessee isn't a relative (or someone else you know and trust), spring for the conversion.9:17 AM 04/17/2012 | 0 Votes
Comments (3)
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Brooklyn, NY
No I-card, no C of O. How can I find out more about my chances for getting the LNO? Again, house has 2 kitchens, but only one electric meter and the status of the 2 gas meters is unclear. It was "used as a 2-family" but most likely, tenants were family members of the owner. Thanks again everyone.
12:35 PM 04/17/2012
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Brooklyn, NY
Based on the information you have it's going to be a challenge (i.e. difficult) to get a letter or no objection under these circumstances. While you can explain away shared heat/cooking gas (e.g. it was included in the rent), it's hard to explain one electrical meter with no submetering, along with a (likely) long history of being taxed as one-family. Getting a CO (i.e.filing for an ALT-1) is (probably) the only way to have the unit recognized as a two-family.
3:05 AM 04/18/2012
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Brooklyn, NY
Thanks a lot, Mike. Dealing with an ALT-1, on top of the other renovations that the property needs, is probably a bit more than we are looking to take on. But in case it comes up again- let's say I want to change from single-family to multi-family and the physical/structural requirements to do so have been put in place- about how much time/money does the ALT-1 process take, incl. expeditor fees and city fees?
11:09 AM 04/18/2012
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