Queens, NY - Converting 2 Family to 3 Family

Multi-Family and Apartment Investing
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Queens, NY - Converting 2 Family to 3 Family

Andy Savin
Member since 2020 · 1 post · 0 votes

Hello, 

I was looking to convert a B9- two family home into a CO-walkup (3 family) in queens. My neighbor had done his conversion in early 2000’s but he no longer lives there anymore. The home was built in 1925 and has 3 floors plus basement. I plan to hire an architect but really wanted to make the decision to see if it’s worth going that route or just not doing it at all. I know fire escape through the back would need to be put in but does a fire sprinkler System as well? or probably not if there are some grandfathering rules. I’m assuming everything else needs permits but anyone have any estimated time for doing a project like this 1,2,3? Months 


thank you for your responses in advance 

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Lyrana Hughes
New to Real Estate · Member since 2021 · 1 post · 1 vote
4y

@Andy Savin @Jared W Smith @Jonathan Greene @Sonia Chopra Keen to see how things change with the ADU bill in currently in committee. It mentions building a stand-alone unit, converting existing space inside your house, or converting an existing structure on the property. 😮😎
https://www.nysenate.gov/legis...

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  • Jared W SmithBusiness Member
    Architect · Westchester County, NY · Member since 2018 · 684 posts · 476 votes
    6y

    @Andy Savin Hi, I am a licensed architect with a great deal of experience in NYC. There’s a very specific process to convert a property from 2-family to a 3-family. There are several items which would need to be looked into at the property to determine what’s feasible and what, if anything, is grandfathered. I’ll tell you for one, fire escapes are not typically installed on new project, only repair and replaced in existing installations. 

    Please feel free to send me a message and we can speak further on your project. 

    Jared W. Smith, RA

    Principal Architect - Architect Owl

    Architect Owl PLLC521 Reviews
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  • Jonathan GreeneBusiness Member
    Real Estate Consultant · Madison, NJ · Member since 2016 · 6k+ posts · 7k+ votes
    6y

    Most of the time this won't be worth it in this area because the buy-in for 2-family homes is so high, the amount of work and cost to turn it into three, if the town will allow, won't pan out on the other end. It's not just egress, it's installing lighting and back stairwells, etc. And unless it's vacant, current tenants aren't going to be on board. Most people who are trying to buy and then do this aren't going to get it done. Some homeowners get it done while they are staying, but it's a big undertaking and more than most people think.

    [email protected]Podcast Guest on Show BiggerPockets Daily 667: 5 Amazing Benefits Multifamily Investments Offer (That Single Family Homes Don’t) by Gino Barbaro
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  • Sonia Chopra
    New York City · Member since 2021 · 16 posts · 10 votes
    5y

    @Jared W Smith - what is the process when converting a single family home in NYC to a 2 fam? I am looking at purchasing a 2 fam that was previously a single fam, no CO on file. I also can't find any evidence of permits or anything showing the work done. When converting, would/should they have obtained a CO at that point (originally there was none since the house was built in the early 1900s)?

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  • Jared W SmithBusiness Member
    Architect · Westchester County, NY · Member since 2018 · 684 posts · 476 votes
    5y

    Hello @Sonia Chopra- Firstly, if there's no documentation showing that it's a legal 2-family then you have an illegally converted property which isn't really a 2-family. This happens when flippers or developers get a property and don't want to go through the legal means to renovate and just do it anyway with no paper trail, permits or inspections. When purchased for cash and no bank involvement, an investor may take it over and hope no City/DOB infractions occur. However this raises a red flag and I would be cautious purchasing unless the current owners can provide proof that it was done legally. Otherwise you are possibly inheriting their headache. Most banks won't lend on an illegally converted property or one with inconsistent information vs the historic data.

    Back to original question- there are several steps for a conversion. It's project specific and everything has to meet the current Building Code. Yes, current. For life safety to the public, there are nearly no interior non-conforming items which would be allowed. Therefore the amount of renovating to make legal depends on how many Code infractions there are. With any change of occupancy, a new CO is issued from NYC DOB. 

    Message me if you need some investigation services done on the prospective property and I can look into the specific property.

    Jared W. Smith, RA

    Principal Architect - Architect Owl PLLC

    Architect Owl PLLC521 Reviews
    WebsiteView Page
    1Reply
  • Lyrana Hughes
    New to Real Estate · Member since 2021 · 1 post · 1 vote
    4y

    @Andy Savin @Jared W Smith @Jonathan Greene @Sonia Chopra Keen to see how things change with the ADU bill in currently in committee. It mentions building a stand-alone unit, converting existing space inside your house, or converting an existing structure on the property. 😮😎
    https://www.nysenate.gov/legis...

    1Reply
  • Jared W SmithBusiness Member
    Architect · Westchester County, NY · Member since 2018 · 684 posts · 476 votes
    4y
    Originally posted by @Lyrana Hughes:

    @Andy Savin @Jared W Smith @Jonathan Greene @Sonia Chopra Keen to see how things change with the ADU bill in currently in committee. It mentions building a stand-alone unit, converting existing space inside your house, or converting an existing structure on the property. 😮😎
    https://www.nysenate.gov/legis...

     Very interesting. I will read through this in depth however what NY State does is likely not going to be the same as NYC. NYC is one of the only cities with its own Building Code and not just a adoption of the State Code with revisions. The density and uniqueness of NYC dictates this. We shall see the outcome and what areas adopt it. 

    Jared W. Smith, RA

    Principal Architect - Architect Owl PLLC

    Architect Owl PLLC521 Reviews
    WebsiteView Page
    1Reply
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