Multi-Family Homes with Only One Unit in Philadelphia

[Dana Waller]

I am looking to invest in Philly and I've been finding several homes listed as multi-family but they only have 3 bedrooms and 1 bathroom. Is this because they are zoned multi-family but were never set up that way? It seems like this is fairly common but I'd love some insight. What would need to happen in order to convert a home like this into two separate units? I know each property is different, so I'm just looking for any information from anyone who has come across this before. 

Many thanks!

[Troy Sheets]

Originally posted by @Dana Waller:

I am looking to invest in Philly and I've been finding several homes listed as multi-family but they only have 3 bedrooms and 1 bathroom. Is this because they are zoned multi-family but were never set up that way? It seems like this is fairly common but I'd love some insight. What would need to happen in order to convert a home like this into two separate units? I know each property is different, so I'm just looking for any information from anyone who has come across this before. 

Many thanks!

Could be that the zoning supports MFH but it was never set up that way and just used as SFH. Could be that the agent is incompetent, or worse yet, preying on uneducated investors. Could be that the property used to be zoned for MFH but the city changed the zoning, which we see a fair amount of in the city. Worst part of that is that the city websites that show zoning are many, many months behind the changes but L&I adopts the changes as soon as they're proposed by councilpersons.

If the zoning supports MFH you'll need to get plans drawn up and apply for building permits. The unit count is determined by lot size and type of MFH zoning (RM1, CMX2, etc.). There are plenty of SFH houses out there that are in a MFH zoning district but the lot size is too small to support even a duplex, so it'll remain a SFH for the foreseeable future.