deconversion - two flat to single family (Time: 2013, mortgage)

[sjgabey]

i am under contract for a two flat building that i intend to convert to a single family residence. the place used to be single family so it requires very little work in terms of conversion -- mainly removal of a couple of doors plus ripping out the upstairs kitchen and turning it into a bedroom. i'm struggling to figure out exactly what kind of permits we would need for this project and how to get the property classified properly. any advice would be appreciated. i will be consulting with an architect but i'm wary of having to get one involved if its not necessary ... as previously mentioned, there is no actual restructuring of the building required aside from converting a kitchen to a bedroom.

[Drover]

An experienced contractor will know how to navigate the regulatory gauntlet. Now the trick is finding a reputable, experienced contractor. Not being in the property development or management business, I don't have any useful advice as to how to find one. Maybe that's where an architect can come in handy...

[sjgabey]

so you think i would need a contractor, even though the actual work required is minimal? I'd prefer to just find my own people to do the kitchen work, etc., as it would be cheaper than going through a GC. my real issue at this point is the permit process.

[marothisu]

The main permit type would be a Renovation/Alteration permit. Not sure how many other permits you need (if any).

If you follow this link and look up "Deconvert" once loaded, you'll see a large handful of them:
https://data.cityofchicago.org/resou...,street_number


Agreed with Drover though - general contractor should know these things. Even if you don't need one, you should talk to one about the permit process so the city doesn't find out sometime and deem it illegal.

[FAReastcoast]

Originally Posted by sjgabey

i am under contract for a two flat building that i intend to convert to a single family residence. the place used to be single family so it requires very little work in terms of conversion -- mainly removal of a couple of doors plus ripping out the upstairs kitchen and turning it into a bedroom. i'm struggling to figure out exactly what kind of permits we would need for this project and how to get the property classified properly. any advice would be appreciated. i will be consulting with an architect but i'm wary of having to get one involved if its not necessary ... as previously mentioned, there is no actual restructuring of the building required aside from converting a kitchen to a bedroom.

If your project doesn't require a crane (which it doesn't sound like it does) or a dumpster on the curb/alley, I'd personally skip the permit process all together.

[sjgabey]

If you didn't go through the permit process -- how would you get the building use changed from multi-family to single family? (We need that for mortgage purposes..).

[Vlajos]

Assuming the home is used as your residence, I think a two flat is considered a single family for mortgage purposes.

[chet everett]

Originally Posted by FAReastcoast

If your project doesn't require a crane (which it doesn't sound like it does) or a dumpster on the curb/alley, I'd personally skip the permit process all together.

The FACT is the City has a fairly large contingent of building inspectors. Regardless of how "minor" your renovations may be they can and have flagged work that is happening without a permit -- even things like decks / porches NEED to be reviewed.

If you do not have proper permits ahead of time you can be assessed FINES AND PENALITIES as well be subjected to ADDITIONAL ON-SITE inspections where ALL THE SYSTEMS can be found inadequate. Worst case, the inspectors REQUIRE you to redo major electrical / plumbings / HVAC / structure and PROHIBIT your occupancy until everything is compliant!

The links to the required permits will also require some documentation -- you can literally submit hand drawn sketches. You absolutely CAN "Do It Yourself" when it comes to MINOR removals of cabinets and such. Your request will likely get a quick review and then be approved as long as you stress that you are NOT connecting more to the plumbing or electrical system, just "downgrading". Having the permit AHEAD OF TIME is the smart way to go!

[FAReastcoast]

Originally Posted by sjgabey

If you didn't go through the permit process -- how would you get the building use changed from multi-family to single family? (We need that for mortgage purposes..).

if this is your main residence, it doesn't matter.

[FAReastcoast]

Originally Posted by chet everett

The FACT is the City has a fairly large contingent of building inspectors. Regardless of how "minor" your renovations may be they can and have flagged work that is happening without a permit -- even things like decks / porches NEED to be reviewed.

If you do not have proper permits ahead of time you can be assessed FINES AND PENALITIES as well be subjected to ADDITIONAL ON-SITE inspections where ALL THE SYSTEMS can be found inadequate. Worst case, the inspectors REQUIRE you to redo major electrical / plumbings / HVAC / structure and PROHIBIT your occupancy until everything is compliant!

The links to the required permits will also require some documentation -- you can literally submit hand drawn sketches. You absolutely CAN "Do It Yourself" when it comes to MINOR removals of cabinets and such. Your request will likely get a quick review and then be approved as long as you stress that you are NOT connecting more to the plumbing or electrical system, just "downgrading". Having the permit AHEAD OF TIME is the smart way to go!

Sure there is a risk, but as I said above, if there isn't a dumpster or crane, they should be ok. I've had roughly 30+ permit required jobs done over the past year, and have gotten permits only 3x (needed a crane all 3 times), de-converting a kitchen to a bedroom is very minor work.