Converting duplex into triplex
I own an RM-1 property in Philadelphia that is currently being used as a duplex. The basement is huge and unfinished, has an entrance that leads to it from the front porch and it’s own exit into the backyard. To me it seems like it would be the ideal space for another unit. Other properties on the same street have been converted into triplexes. Can anyone recommend a design build company that would handle any zoning needs with the city, as well as complete the construction and leave it rent-ready for me? Any advice would be greatly appreciated.
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Philly is pretty simple when it comes to adding more units, first you have to have the correct zoning (RM-1), if not you could apply for a variance, thought this is a long process. Next it comes down to the lot dimensions, 1-4 units need to have a minimum of 360 sqft. so multiply your lot dimensions if they come out to over 720 you can have 2 units, 1080 for 3 units, and 1440 for 4 units. Anything additional unit over 4 needs 480 sqft. You also have to watch out for specific zoning overlays, ie. around the temple area, you need 480 for sqft. for all units.
Hey Freddy, One big consideration you should be thinking about is fire alarm/sprinkler system. Once you get into triplexes and up, you are technically supposed to install those systems. The question will be whether the city make you add it or not based on the SOW when you pull a building permit. My guess is that they will require it if you are adding a 3rd unit. You may be able to argue that the current occupants would be disturbed by that process but they may or may not care about that.
If you need to add those systems they can be incredibly expensive and time consuming to install, especially if you have to deal with current tenants.
Philly is pretty simple when it comes to adding more units, first you have to have the correct zoning (RM-1), if not you could apply for a variance, thought this is a long process. Next it comes down to the lot dimensions, 1-4 units need to have a minimum of 360 sqft. so multiply your lot dimensions if they come out to over 720 you can have 2 units, 1080 for 3 units, and 1440 for 4 units. Anything additional unit over 4 needs 480 sqft. You also have to watch out for specific zoning overlays, ie. around the temple area, you need 480 for sqft. for all units.
Thank you both. I had not considered the need to add fire alarm/sprinkler systems. The zoning of the property is RM-1, so that part is correct. The basement, which is what I’m considering for a third unit, is about 1,000 sqft so I don’t think I would have any issues with the size. So far I have not found any good companies for this project though.
@Freddy German, 2 other pieces there: I am not positive, but I believe you need to have 2 forms of direct egress for basement units. Someone else here may know that part better than me. @Dan Powers is talking about LOT area, not necessarily unit area, so what he is saying is that in order for the LOT to have 3 units, the LOT needs to be at least 1080 sqft. The actual unit size is irrelevant as far as this is concerned.
@Freddy German If you have to install a sprinkler make sure to get several bids. I did not on a project and ended up overpaying by about $40,000. Painful lesson to learn.
Hi @Alecia Loveless do you have any recommendations for the sprinkler installation in Philadelphia? Thanks
I was in a situation similar to yours and I have a duplex corner unit with a natural basement egress and tall enough ceilings. Half of it is already finished for the first floor. Moving utilities and finding a space for washer/dryer is the annoying part but doable due to size of the units. The issue and main cost was the sprinkler system. From what I gathered you have to install it in ALL units. This system is extremely expensive and raises your costs a lot.
- Alan Asriants
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in Mass you can avoid sprinklers by using IEBC chapter 14, a fire safety analysis of the building. It must be an existing bldg that you are adding a unit too. Max bldg size in Mass is 7500 ft2. Ask your architect about this