Can you split a duplex and sell individually in Aurora, CO?

Question

I have not tackled this in Aurora as of yet. I have an off-market lead for a large duplex in Aurora, CO. Mix: 4bd/2ba & 5bd/2ba. This seems like a good opportunity to split these into two units and sell individually. They are side by side each having their own basement.

Who has experience with this in Aurora, CO specifically. I know how it's done in Denver but each municipality is different. Do they each need their own sewer & water line, gas line, etc.

Another angle would be to convert it to a Triplex. Thoughts?

Thanks in advance.

Richard Dull · Answer

Thanks everyone for your input. I spoke with the City of Aurora and they've been VERY helpful and expedient with the information. This is something they allow and it's fairly straight forward.

For current reference, if anyone is interested in this feel free to reach out. The basics are typical, it'll need it's own sewer/water line, electrical will need to be up to code, plumbing cant' be shared, a 1hr fire wall is needed on each unit, drawings submitted, several departments are involved, and a more intensive survey is needed (similar to an ILC).

Happy investing everyone!

Sean Gribbons · Answer

I've done several splits in Denver and other metro areas I prefer to keep to myself but If you DM me I can give you the best contact for condo mapping and duplex splitting.

It can be done in pretty much any city but some require little city involvement and others require quite a bit.

Matt M. · Answer

Have you tried calling the city and asking? I've done it in Denver, and it's fairly straightforward.

Richard Dull · Answer

Thanks for the feed back @frankchin I've read through previous threads, but rules change from time to time and areas are different from one another. Sounds like a bit more work where you are explaining the process. It's fairly simple here in the County of Denver and is very common to split multifamily residential into row homes as we call them here. It can make a bad deal into a good one.

I'm looking for some Aurora knowledge, as a neighboring city it may be just as simple or more challenging.

As for the triplex idea, it is zoned for duplexes and triplexes, it would need a new survey.

Frank Chin · Answer

@Richard Dull This had been discussed time to time. A property has one title and deed and the only way to achieve a partition is to sell off the individual units as coops or condos and you would have to navigate the procedures to achieve it. Having said that, it's unusual and inefficient form of ownership since the owners are joined in the hip, a two member HOA has to be formed and no matter how the basements are built, plumbing is done, legally, they are still one property unit. Each owner has a veto power over the other one, and even the replacement of a common roof must get the agreement of both parties. Bottom line, it's a hard sell. I would not purchase it.

As to converting a duplex to triplex, where I am, it's done illegally in my neighborhood all the time. If the question is can it be done legally and you can get a CO for it, that's another story. I bought a foreclosure duplex where a basement was converted to an additional apartment. While it meets height, egress, window height requirements, it does not have a CO, and due to zoning requirements, it's a two family zone, no way will they grant a variance for it which you'll need. The city discovered the apartment, and demanded it be demolished. Turned out the four duplexes next to mine all had the illegal units. Looked into legalizing it, but zoning requires a variance, and requires a public hearing. The local community board opposes it primarily due to overcrowding at the  local schools. Then duplexes are built to a different standard than triplexes, such as having fire escapes which duplexes don't, and it makes no sense to retrofit the building. Too costly and ecstatically does not fit the area. Check with "city planning" which handle such issues, such as zoning, permits, in most municipalities and go through the procedures. My hunch is you won't have much luck.

Good luck with it.

Can you split a duplex and sell individually in Aurora, CO?

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