Cost for converting a 2 unit to a 3 unit

[Forrest Williams]

I'm looking at lots of 2 flats in the western suburbs, and was wondering what people's experiences have been with legally converting 2 units to 3. Several of the buildings I've looked at have a basement unit that someone clearly lived in- kitchen, bathroom, etc. However, most only have one exterior door. What is the approximate cost of excavating a second door to bring the place up to fire code and dealing with the village? Has it been worth it for people who have done it? Thanks for any help.

[Frank Chin]

Zoning regulations and building codes vary town to town.

Where I am, the first issue is zoning whether your area is zoned for a triplex. Where I am, I have a duplex where it had an illegal basement unit for the reason it's a 2 family zone. To legalize it, I have to get a variance for a 3 family, which requires community board approval, zoning board approval and many others. Opposition to it is great due to traffic and overcrowded school problems among others.

The other major issue is two families are built to a different standard than a triplex and up. Duplexes does not require fire escapes, cement enclosed furnace room among other things. Newly built triplexes requires sprinklers throughout, Siamese fire hose connections for the fire department use. That's construction of another scale, too expensive to try and retrofit, but only if I get through zoning approval which I have little chance.

I had an expeditor who's an architect do a walkthrough and review who advised me of all the issues. It was ultimately turned into a home office. Another owner down the street combined the first floor 2BR/1ba with the basement 1BR/1Ba to have a large apartment, with a extra staircase between the two. Such apartments would be ideal for someone running a business from home on a separate floor. I converted the basement kitchen to  mini bar to make it legal, but suitable for preparing snacks and has a mini fridge.

Having architects or expeditors review ran me $150. But you can run it pass the planning department of your city or county free of charge for general guidance. Doing the minor conversion to conform to legal standards, permits, and plans, minimal construction ran me $6K. That was some years ago.