Legally switching from single family to two family
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Abel CurielBusiness Member
Real Estate Agent · Queens, NY · Member since 2016 · 2k+ posts · 1k+ votesQuote from @Abe Rouz:
Hi,
Currently looking at a property that is singlr family and want to convert it to two family in Queens NYC. Id like to know who to get in touch with, whats the process to legally do so, how long would it take?
Greatly appreciate it
Hello Abe!
Agreed with @Cathy B.
You can also reach out to an experienced architect or engineering firm.
Beforehand, I'd insure that the properties you're looking at are zoned for multi-family. To search the subject property or any others you're interested in, check out Zola.
Once you've confirmed zoning, I recommend getting an estimate on the conversion costs. An estimate I have seen recently is $250-300/sq. ft. (please take this with a grain of salt!). For some properties, including one that our team recently inquired about, this could be a roughly $300,000 conversion (including renovation). For many properties, you'll need to have a long-term plan for the deal to make sense.
Process wise, you'd need to obtain permits and get plans approved by the city before beginning construction. Time, in addition to cost, will play a big factor in your decision here. Your holding period will be key as you account for vacancy and holding costs.
My recommended engineer recently completed a conversion on his own residence and even for someone in the field, his project ran into several hiccups. Other experienced investors in my network won't touch a conversion project unless they're purchasing the property at/below 50% ARV.
That said, it is totally doable and possible given the right deal, plan and a ton of patience!
All the best to you on your search!
Abel
REbuild Team - eXp Realty5252 Reviews
4 Replies
Contact your jurisdiction's building department and ask. I believe that may be here:
- 3yAbel CurielBusiness MemberReal Estate Agent · Queens, NY · Member since 2016 · 2k+ posts · 1k+ votes
Quote from @Abe Rouz:
Hi,
Currently looking at a property that is singlr family and want to convert it to two family in Queens NYC. Id like to know who to get in touch with, whats the process to legally do so, how long would it take?
Greatly appreciate itHello Abe!
Agreed with @Cathy B.
You can also reach out to an experienced architect or engineering firm.
Beforehand, I'd insure that the properties you're looking at are zoned for multi-family. To search the subject property or any others you're interested in, check out Zola.
Once you've confirmed zoning, I recommend getting an estimate on the conversion costs. An estimate I have seen recently is $250-300/sq. ft. (please take this with a grain of salt!). For some properties, including one that our team recently inquired about, this could be a roughly $300,000 conversion (including renovation). For many properties, you'll need to have a long-term plan for the deal to make sense.
Process wise, you'd need to obtain permits and get plans approved by the city before beginning construction. Time, in addition to cost, will play a big factor in your decision here. Your holding period will be key as you account for vacancy and holding costs.
My recommended engineer recently completed a conversion on his own residence and even for someone in the field, his project ran into several hiccups. Other experienced investors in my network won't touch a conversion project unless they're purchasing the property at/below 50% ARV.
That said, it is totally doable and possible given the right deal, plan and a ton of patience!
All the best to you on your search!
Abel
REbuild Team - eXp Realty5252 Reviews - 3yJared W SmithBusiness MemberArchitect · Westchester County, NY · Member since 2018 · 684 posts · 476 votes
Quote from @Cathy B.:
Contact your jurisdiction's building department and ask. I believe that may be here:
Unfortunately Cathy, the NYC DOB won't give much information without a filing and exact scope of work detailed. But they can give some basic info. Best to reach out to a local architect that works in NYC, like myself.
Basic Info: A single family to 2-family is the easier of the conversions since a 2-family doesn't trigger Multiple Dwelling Laws (3-family and up). Zoning District must be a R3 or higher for a 2-family to be legal. The legal process for a conversion is document heavy as you are changing the residential occupancy from 1 to 2. Both units must meet all Codes of today. Generally no non-conformance (grandfathered) aspects can remain unless it's untouched exterior item.
It has to make sense for the numbers. Expediting cost is like $6-8k alone. Construction can be $50k or $150k or more. Depends on how much needs to be changed in house/building for Code compliance. This varied scope also makes the Architecture and Engineering fees very specific to the project/property. Plus there are several NYC required inspections and fees and such. Soft cost (like the expediting fee, arch & eng fee, filing fees, zoning exhibits, topo land survey, Asbestos testing, etc.) can easily be $50-60k excluding Construction cost. I've given this information to many investors (a lot of which from BP) and typically it doesn't pencil. Unless you take the loss on the conversion cost and recoup over many years to come or if property is dirt cheap.
If after purchase you want to do conversion, reach to discuss: Jared @ ArchitectOwl.com
-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)
Architect Owl PLLC521 Reviews - Real Estate Broker · New York, NY · Member since 2020 · 2k+ posts · 1k+ votes3y
Hi @Abe Rouz - in cases of conversions, I recommend hiring an architect that has experience in this area.
It's not a matter of just knocking down some walls and updating the plumbing, as you have to abide by NYC zoning regulations as well.
For example, your property may only be zoned for single fam - even if there's ample space for a 2-fam conversion, the NYC DOB may not allow it.
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