DC RF-1 zoned 2 family flats

[Jeremy D.]

Hi All,

Looking to find properties in RF-1 zones that are already separately metered. My question - is there a way to identify online if a property already has more than 1 meter?  Is that a utility company question or can I find that through DCRA?

[Eric Teran]

@Joaquin Camarasa most DC RF-1 homes are two stories over a cellar (not a basement, will explain later) and most owners will make the cellar a separate unit. Bigger projects include adding a 3rd floor to make the 2nd/3rd floor a unit and the cellar/1st floor another unit. When you separate the unit there is a lot of work that goes into moving all the wiring from one panel to the other. The panels themselves don't cost much. It is all the labor and wiring. If someone has an illegal unit they most likely do not want to spend the extra money to do all this work. I have some clients who did this many years ago and they now want to make it legal. I have other clients who have bought homes knowing there was an illegal rental unit in which they then want to make it legal to obtain a certificate of occupancy. Adding a separate meter can add $5k to $15k depending on the existing conditions. 

In regards to a cellar and basement, the reason for the difference is that DC counts a basement as a story but not a cellar. If it is in the RF-1 zone a house can only be 3 stories so if the basement counts as a story the owner cannot add another floor. If it is a cellar a 3rd floor can be added. It is considered a cellar if the 1st-floor level is less than 5'-0" from the existing grade at the front door.