How to confirm amount of legally allowed units in property via online records

Question

So I'm analyzing a deal in Philly currently and I'm being told by the owner that it's a triplex but I'm only seeing two listed units on Zillow (I can't check the actual MLS since I'm not licensed). I'm of course going to ask the owner if the unit is legally a triplex and I did confirm on atlas.phila.gov that it is RM-1, which is good but wanted to see how I can confirm through online records that it indeed has 3 units and not 2. Would love the help here!

Thanks,

Eric Samuels · Answer

Ahh got it! This confirmed the correct amount of units. Thanks!

Eric Samuels · Answer

Hi Eric,

It does look to be RM-1 and the rental license does say it's 3 units so I think I'm set, but how do you personally confirm sqft? I know on property.phila.gov you can see any property's sqft but how trusting is that? For this one it says:

Lot Size: 1,088 sqft

Improvement Area: 3,015 sq ft

Frontage: 16 ft

Which do you use to confirm in your deal analysis?

Thanks,

Alan Asriants · Answer

When you go on atlas, go under license and inspection. scroll down and go to business licenses. Check to see if they have an active rental license. If they do, click on it and see how many units. If it is 3 then you have a legal triplex, if it is 2, then they are falsely advertising or they are owner occupying it.

However, if there is no active license, you can go to zoning permit documents and check if they have ever recorded it being built as a triplex or converted into one.

If it was built as a triplex or was legally converted and recorded and rental license is inactive it can be pretty simple to get an active license on the property - especially because it is RM-1 zoning.

This becomes more of an issue if you are in a different zoning district.

If you send me the address, I can cehck for you

Eric Greenberg · Answer

Hi Eric,

what is the sqft? Did you check to see if there are 3 rental licenses?

Zoning for RM-1

Any building with an RM designation can be used as a residence: for one family or as a multi-unit building.  However, there are limits to how small each unit can be.  In an RM-1 building, the minimum unit size varies: for the first 1,440 feet of square footage, you have to use at least 360 sq. ft. of lot area for the units.  If your building is bigger, you have to use 480 sq. ft. of lot area per unit.

https://www.phila.gov/media/20220909084529/ZONING-QUICK-GUID...