3-Flat or 4-Flat Zoning Discrepancy

[Demetrius Davis]

I have what was presented to me as a 4-unit under contract in Chicago. The appraiser commented that it is a “legal 4-unit building” on the appraisal. The Cook County Assessor lists it as a 4-unit as well. The seller requested a zoning certificate from the city and it came back as a 3-unit. I should add that the seller’s attorney screwed up the application for zoning certificate by listing it as having 2 units on each floor, rather than 1 unit on each floor including the basement.

During the inspection we discovered that the basement apartment, which is occupied by the owner’s son doesn’t have its own gas meter or furnace. It shares a meter and furnace with the 1st floor apartment, but has its own vents.

What do I make of the discrepancy between these various entities including the appraiser? Has anyone dealt with something similar? Any advice on how to proceed?