All Forum Posts by: Nicholas LaGatta

The property is not in a historic district, but good point on minimizing the appearance of the scope of work.  However, many windows are mismatched or broken and the siding is halfway torn off (stolen) aluminium.  

My approach is to apply for a conversion permit to convert the family to a single family residence, which is conforming.  I need a convincing and logical floorplan from my architect.  I will also convert the extra 2 kitchens to wetbars/kitchenettes and fully remove 220 plugs for stoves.  I believe this place is legally non-conforming, but for my timeline, I cannot take the risk of losing a month if the inspector disagrees.  I will later try to rezone as commercial like the properties on 2 sides.

If the place is non-conforming, I am affraid I will never be able to refinance.

Does this approach make sense?

There may be a way to do it with a business license according to Keisha in Express Permits, but most of the rules seem unclear and unwritten.  

Ok, went down to City Hall today.  It looks like a homeowner can act as their own general contractor with permits in their name.  It didn't sound like it matters whose name the property is in, etc.  

The outstanding issue is permits can't be processed on a non-conforming property until zoning approves the application for non-conforming continuous use.  

Looks like someone would have to knock on doors until they can get 3 people to vouch that the property has been like that since before the zoning laws were in place (in 1976?), with one person confirming the property has been that way since 1954.  For any permitting issues, it seems like it is ok as long any unauthorized alterations took place before 1982, when the permitting process went in place. 

The catch is that, if the place does not get the zoning inspectors approval, it has to  

Thanks, Michaela! The property will be purchased in an LLC's name to get rehab financing, so the city will not allow the owner to act as his own general contractor. I think there may be a few issues that should be fixed before an inspector comes to make sure the place is not condemned (e.g., major structural termite damage, small mold issue).

Hi, Joshua.  How does the story end?  

Hi, all. Someone I know is under contract on a property near the Beltline in West End. It's got 3 units with 3 addresses assigned by Zoning enforcement, although zoning still saying the use as a triplex is nonconforming. Fulton County tax records show the property is a coded as a duplex (style field of Improvement Information box). I understand a duplex may have an Accessory Dwelling Unit (ADU).

The objective is to get a permit to change the windows, put up siding, and add a fence.  The future owner would like to do the work themselves or with an unlicensed (and very affordable) contractor, but to get a permit they need a licensed contractor.  They want to do everything by the book, but don't understand the inspection process and don't want to invite an inspector to come over and throw the book at them.  The place has at least one unpermitted room and a bathroom and a few other building code violations.

Does anyone know how to navigate this hairy situation?  There are plenty of funds for the rehab, but the bureaucracy is a nightmare to deal with.   

Hi, all. I was under contract on two properties (would have been my 3rd and 4th) in very close vicinity to one I already own. The financing fell through to something out of my control with the HOA, so now I'm out a thousand dollars in appraisals and over 50 hours invested in both deals. However, I consider the time an money invested to be cheap compared to what I have been able to learn. Now, I'm on to the next one.

I'm interested in buying 1-3 single or multi family homes for less than $50,000 each within 20 minutes of downtown Atlanta to fix and hold.  I have just started to research and understand how wholesalers can help me identify good deals fast.  

Is working with wholesalers generally a good idea for this market?  How do I identify a good wholesaler?  Other than my usual cruising Zillow and driving for dollars, what are the best methods for identifying good fix and holds in this area?  

Atlanta zoning really only regulates boarding houses and rooming houses, as far as I know.  If you are renting out more than 4 individual rooms in a house (in most zones, I believe), you are in violation of zoning.  I'm not surprised they would not explicitly endorse it.  

If it is made illegal and gets enforced, they are just going to push it underground.  I'll be out on Peachtree Street handing out flyers to unsuspecting tourists!  I suppose they could call the underground AirBnB operations "DareBnB."  But really...I'll probably just convert it to corporate housing at the threshold of whatever legal limitation they impose.  

We've got a growing investor community there and the HOA knows we are serious. Do us a favor boost our comps, ok? Let me know if you want to chat.

Great pro-tip Michaela!  I will see if I can make it to any Meet Ups.