All Forum Posts by: David Sisson

I'd let them paint it. In fact, I'd paint it myself, so it's neat and clean. Turns out that small changes in height are very dangerous as trip hazards, because people don't see them. 

Definitely talk to the building dept, about what happened, and also about what you'll need to do to get it finalized. I suspect it'll be a lot like a new build, and you'll start with the rough inspections, unless they've been done already. 

Because honestly you can sit in this home for another 4-5 years before you need to make a move. It’ll build equity and you can settle out to a more comfortable spot. In the meantime, you can seek other deals, if they come up.

I’m pretty sure it’s going to work out for you. Just find the best refi or equity loan  option, and also be safe on the $ so you don’t get over extended. More important to solve this immediate problem than to get $ for the next one. 

@Nelson Taylor and I bet that the building dept thought it was a 2 family LOL. 

So, obviously I'm not in Chicago, I'm not licensed in IL, and can't predict what would happen for you. 

Usually, for our clients in this situation we don't get a rezone (difficult, higher standard, more expensive, more likely to fail), we do a variance (still difficult and expensive, but lower standard and easier to get). 

A variance is "permission to vary the zoning requirement". In your case, you'd probably asking to vary:

- number of families

- number of parking spaces

- and probably some dimensional requirements (like lot area or setbacks) 

If I were arguing this case, I'd try to show that:

- You are innocent, you bought this home with the 3rd unit already there. It'd cost you a lot of money to get rid of it, and obviously, it's been there for some number of years

- Hopefully, show that it has a long history of 3 units

- and show that the surrounding streets are full of 3 units, and maybe even the street/block that this home is on

- and show that you live in it yourself, and your mom lives in both of the other units (the boards like owner occupied / family properties)

Then, you'll need to deal with the building dept. They're going to want you to pull a building permit, gut the unit, and then build it back. You'll need to talk them down from this position. Maybe they'll just be nice and let you pass with a "final" inspection of the unit. Maybe they'll make you go to the Building Board of Review (or some other such board) to get a building code variance or two. 

In the meantime, you need to talk to zoning, planning, building depts, and maybe engineering, tax assessor, tax collector, etc. 

Possible: they make you put in a sprinkler system and/or fire alarm system (commercial type system). In my area, 2 families don't need sprinklers, but 3 do when they are new. You'd be "converting" from a 2 to a 3, so they might force you into this, at least in the "new" unit. 

It's complicated, but not impossible. Get a price that makes sense for a 2 unit, and then work to make it 3. 

I haven't actually researched this, but a couple of years ago one of my clients stated that the proposed Pawtucket station wouldn't receive regular train service. In other words, the train would stop there, but not every time, and the schedule wouldn't be good for Boston area commuters. 

Of course, this sounds ridiculous, and I hope this is either not true, or is changed before the station is open. 

My bigger concern is parking. The Providence station (IMHO) gets lower ridership because parking is such a pain, and the bus doesn't link well to the station. I don't think they've planned for significant parking at the Pawtucket station either. 

On the upside, I don't see how a train station would hurt Pawtucket. 

I'm thinking that you should contact your insurance company. 

 Good advice, thank you. That's why I freaked out about it. I'd forgotten about it, until the last minute. The tenant was VERY aware they needed to get it, but hadn't done it. 

Tenant managed to do it last minute. I was on the phone w/the insurance agent, setting up the additional insured parties, and the agent emailed me the proof, I turned over the keys. Thanks for the advice. I was worried that the whole thing would fall apart last minute.