Fire Proofing For A Multi Family Conversion

Lansing, Michigan
Multi-Family and Apartment Investing
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Fire Proofing For A Multi Family Conversion

James Gilpin
Rental Property Investor · Member since 2026 · 3 posts · 0 votes

Hi,

I have my eye on a property that is currently being sold as a single family house. I suspected based on the layout that it may have once been a multi family and after touring it, it was confirmed.

It already has 2 electric meters, 2 gas meters, and just the general flow of the house is for a duplex.

With that being said… on the second floor when they converted to a single family house they created this type of open area mezzanine where the office (would be unit 2) looks down into the kitchen on the floor below (would be unit 1).

I can’t wrap my head around why they would have done it. The opportunity to get a good deal on the property is in doing the conversion/rehab however when I reached out to the city about the permits and zoning they said the the area has to have fire-rated separation between the downstairs and upstairs apartments.

Under my city’s Residential Code, two-family dwellings generally require a 1-hour fire-resistance-rated separation between units and then I have to prove the structural changes from a licensed builder.

Has anyone dealt with the type of situation before? Obviously I don’t want to purchase the house until I know I can 100% do the conversion. Any recommendations on the type of person to reach out to for an assessment / evaluation?

Thanks!
James

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  • Ashish AcharyaBusiness Member
    CPA, CFP®, PFS · Sarasota, FL · Member since 2017 · 5k+ posts · 3k+ votes
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    James, I think you’re right not to buy this until you have a clear answer from the city on whether the conversion can actually be done. The two electric and gas meters are interesting clues, but I wouldn’t rely on the property's previous layout or how it was used historically. I'd want the zoning, permit history, current code requirements, and the proposed duplex layout reviewed by someone who works with the city before making the purchase decision.

    Once you know the conversion is feasible, I'd also keep the tax and project records very clean from day one. Purchase costs, permits, structural work, fire separation, electrical/plumbing, and other improvements can have different tax treatment, so you don't want all of the rehab spending lumped together.

    And I'd run the numbers based on the actual cost to legally create the two units, not the cost you initially expect. If the fire separation or structural work gets expensive, that can change the deal pretty quickly.

    For me, the order would be: confirm the conversion -> get a realistic construction estimate -> underwrite the finished property -> then look at the tax and depreciation side. Better to find out the deal doesn't work before closing than after you've bought the house.

    Feel free to DM me, I’d be happy to send over a few resources that might be helpful.

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  • Matthew MorrowBusiness Member
    Investor · PA - NY - NJ · Member since 2019 · 823 posts · 284 votes
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    @James Gilpin Start with the building department and ask exactly what they'll accept as proof of the original duplex use and the structural change. Then get a licensed architect or structural engineer to walk it, not just a contractor. They can spec the 1-hour assembly and stamp the plans, and a GC can price from there. If you can, negotiate a feasibility contingency long enough to get those answers before you're committed.

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  • G. Brian DavisPro Member
    Investor · Hatboro, PA · Member since 2016 · 3k+ posts · 882 votes
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    I’d get this figured out before buying it. Two meters are encouraging, but they don’t necessarily mean it can legally be a duplex. I’d have a local architect, engineer or contractor who has done these conversions look at it, and I’d make the purchase contingent on confirming the conversion is allowed and what it will cost to bring it up to code. If the deal only works as a duplex, I wouldn’t close until I knew I could legally make it one. That’s a lot easier to figure out before you own it than after.

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  • Mark UpdegraffBusiness Member
    Real Estate Broker · Rochester, NY · Member since 2010 · 1k+ posts · 708 votes
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    @James Gilpin Matthew covered the right starting team. I’d ask them for a written scope a contractor can actually price—not an allowance to “close the opening.” What else gets disturbed, what remains concealed, and what must happen before final approval? From the brokerage and GC side in Rochester, I’d want the full conversion budget before paying for the potential duplex.

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  • James Gilpin
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    Rental Property Investor · Member since 2026 · 3 posts · 0 votes
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    @Matthew Morrow @G. Brian Davis @Mark Updegraff thanks for the input.

    Any idea on what the cost is to have someone take a look at it/ draft drawings? (Not including the actual rehab).

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  • Matthew MorrowBusiness Member
    Investor · PA - NY - NJ · Member since 2019 · 823 posts · 284 votes
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    @James Gilpin That one really varies by market and who you get. I'd call 2 or 3 local architects or engineers who do small multifamily conversions and get quotes before you close. That number plus the fire-rated work tells you pretty quick if the deal still makes sense.

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  • Chris SeveneyBusiness Member
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    Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
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    For a 1-hour rated separation, you would put the wall back and check with the local code inspector, but typically you can use 2x4 or 2x6 with 5/8" Type X drywall on both sides from floor to ceiling. There are many common wall designs for a 1-hour rated wall. This does not seem like it is a big deal.

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  • Patrick O'SullivanBusiness Member
    Property Manager · Phoenix, AZ · Member since 2024 · 551 posts · 210 votes
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    Closing the opening is probably the easy part. Since the units would be stacked, the fire separation usually applies to the whole floor and ceiling assembly between them, not just the wall around the mezzanine. That can mean opening up the downstairs ceiling and dealing with every penetration that runs through it.

    The bigger cost risk is often HVAC. If one furnace and one set of ductwork currently serve both floors, shared ducts running through a rated separation usually need fire dampers or separate systems for each unit. Two gas meters suggest it may have had separate heat at some point, but I’d have the architect or engineer confirm what’s there now and include it in the written scope before you make an offer.

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