Looking for advice from anyone with experience in Fulton County / Atlanta zoning, permitting, and financing.

I recently purchased what was represented as a 4-unit building in Atlanta. The property has four separate units with separate entrances, each occupied by a tenant. Functionally, it operates as a quad.

When I attempted to refinance, the appraiser and lender would not proceed because:

• The property is zoned R-4, and
• The previous owner renovated the building without pulling new permits.

As a result, the lender will not treat it as a legal 4-unit, and financing has stalled.

I’m trying to do this the right way and stay compliant while also unlocking funding.

Questions for the group:

1. 1) What’s the best way to rectify this—rezoning, variance, special exception, or legal non-conforming use?
2. 2) Has anyone successfully gone back to pull after-the-fact permits in Fulton County for a situation like this?
3. 3) Are there lenders who will fund based on current use while zoning/permitting is being corrected?
4. 4) Any pitfalls I should watch out for before engaging zoning attorneys or the city?

Appreciate any insight, war stories, or recommended next steps.

Thanks in advance.