All Forum Posts by: Helen Fremichael

@Helen Fremichael

This is common, advertising as a 3 unit when it's a 2 unit + in-law. You have to be careful since the non-conforming unit's income is not lendable (as in you cannot claim it as income for future lend-ability). 

It may also be an issue to close depending on what type of financing you are shooting for. 

Regarding the zoning change, don't expect it to happen overnight. There are certain criteria like 2 exits, ceiling height, etc. that must be fulfilled prior to even being considered. They are currently changing the ceiling height, bringing it down to 7 feet, so there is some progress.

@Helen Fremichael

I'm in the process of getting a building I purchased switched to a three unit. is correct - my water cert says it's zoned as a three so you'd fill out a certificate of zoning compliance (https://www.chicago.gov/city/en/depts/dcd/supp_info/certificate_of_zoningcompliance.html) and pay the $120 fee. I wanted to get the water cert for another building I own (to see if I could get switched from 2 to 3) and emailed DWMfoia (at) cityofchicago (dot) org (BP isn't letting me put in email address) . You need to ask them "any historic water document on file" of the address you're curious about. 

Otherwise, it becomes extremely difficult to do. I believe you'd need to go to the alderman to try to get it rezoned as three unit and they are hesitant to do that because of density issues. 

@Helen Fremichael

I'm in the process of getting a building I purchased switched to a three unit. is correct - my water cert says it's zoned as a three so you'd fill out a certificate of zoning compliance (https://www.chicago.gov/city/en/depts/dcd/supp_info/certificate_of_zoningcompliance.html) and pay the $120 fee. I wanted to get the water cert for another building I own (to see if I could get switched from 2 to 3) and emailed DWMfoia (at) cityofchicago (dot) org (BP isn't letting me put in email address) . You need to ask them "any historic water document on file" of the address you're curious about. 

Otherwise, it becomes extremely difficult to do. I believe you'd need to go to the alderman to try to get it rezoned as three unit and they are hesitant to do that because of density issues. 

I have had this done three times now for clients deals. You need to find an old water bill like back in the 1950's old and if the water bill says "3 unit building" the city will give you a new zoning doc that says legal 3 unit and the city will not even come to the building or look at exits, modern code, etc. all they are doing is "correcting the zoning doc" grandfathering it in. Have an attorney pull these old water bills with FOIA from the city. One of the deals this happened quick enough that it was during close the other two after closing. 

If the old water bill says it's a 2 unit it's going to be a lot harder and I wouldn't bet on it ever changing. 

I have had this done three times now for clients deals. You need to find an old water bill like back in the 1950's old and if the water bill says "3 unit building" the city will give you a new zoning doc that says legal 3 unit and the city will not even come to the building or look at exits, modern code, etc. all they are doing is "correcting the zoning doc" grandfathering it in. Have an attorney pull these old water bills with FOIA from the city. One of the deals this happened quick enough that it was during close the other two after closing. 

If the old water bill says it's a 2 unit it's going to be a lot harder and I wouldn't bet on it ever changing. 

@Helen Fremichael I know a good GC in that area. I can PM you if you are still looking for someone. Just get ready... all the good contractors are booked for months. 

@Helen Fremichael abm can provide a free bid. Pm me to schedule date and time.