Philly; buying RM1 single family houses and converting into duplexes?

Question

Hey all! I’m an aspiring investor based out of the Philly market, my main strategy I’m focusing on is house hacking a duplex or triplex in an affordable-ish neighborhood and one of the biggest problems I run into on listings is the property not being legally zoned for a multi family use. I have done my research and I’m confident in saying I would like to keep my visits to the zoning committee minimal. So the other day I was browsing the Philly ATLAS for a duplexs’ zoning and I happened to stumble upon a single family home on an all rm1 zoned block and I was wondering how feasible it is to convert a single family row home into a duplex if it’s already zoned/if anyone has any experience doing this, thanks!

Stephen Kennedy · Answer

Hey there,

Highly recommend working with an agent who is also an investors doing multi family conversions in philadelphia.

Troy Sheets · Answer

If you know the zoning and building codes it is pretty cut and dry and it will be approved. Perhaps you’re confusing a zoning variance with a by right conversion?

Alan Asriants · Answer

Hey Alex, I am an investor and agent in the area and mainly help buyers looking to house hack.

Having a single family in RM1 zoning is great but it isnt so cut and dry.

You still need approval from the zoning depart, plans, drawings, etc. This can all take an extended amount of time and it is possible that you won't get approval.

Not only is this a process with the city, but it is also quite expensive to convert a single family into a multi family.

Feel free to reach out anytime!

Faith Importico · Answer

I would always have a vetted contractor /GC  who is licensed and insured pulling permits!

Jarred Ross · Answer

Consider what's being built or rehabbed around. If the rest of the block is still single family, it'll be a harder battle getting a variance I'd think. Permit Philly is a company that handles that whole process with the approvals. Other people and attorneys do it too I think. Lot dimensions are important in the consideration.

Alex Grabish · Answer

Thanks for the insight, I hadn’t actually thought of a fleshed out plan for this but I thought it could be a good idea and I was wondering how common it is. I don’t have a lot of capitol so this wouldn’t be for me but in the future I think it might not be a bad idea, only reason I was looking is because my friend is doing a flip in 19145 and when I was checking the zoning i was surprised it was multi family. Anyway I figured it would still be a lot of work with building permits and occupancy and such and anyway the block was all single family but zoned rm1 so more reasons for the zoning board to decline.

Faith Importico · Answer

Alex,

It is absolutely possible to do so. What was your plan for financing? HML will be the best bet to get a rehab done. Also if a property is a corner lot or big enough it could be advantageous to get a zoning attorney and get a variance, which can take 2-6 months to get a multifamily approval. There are plenty of areas in the city as well with RM-1s ready for conversions, 19140 has been very popular.