SFR or 2-flat?

[mitrich2001]

The property is a two-story dwelling, with 2 separate entrances, two meters, two kitchens, etc. To cut the long story short - what I saw during the inspection was a 2-flat. Per Cook County Tax Assessor's web-site, it is a 2-flat. The property is listed for sale in the MLSNI as a 2-flat. But... The property is located in the RS-2 district, which does not permit 2-flats, and the client provided the Certificate of Zoning Compliance from the city of Chicago, which says it is a single family property. The client insists on appraising it as a SFR, but the utilities are for a 2-flat. What would you do in this case - agree with the client and proceed?

 

[DTB]

The property is a two-story dwelling, with 2 separate entrances, two meters, two kitchens, etc. To cut the long story short - what I saw during the inspection was a 2-flat. Per Cook County Tax Assessor's web-site, it is a 2-flat. The property is listed for sale in the MLSNI as a 2-flat. But... The property is located in the RS-2 district, which does not permit 2-flats, and the client provided the Certificate of Zoning Compliance from the city of Chicago, which says it is a single family property. The client insists on appraising it as a SFR, but the utilities are for a 2-flat. What would you do in this case - agree with the client and proceed?

Not sure about RS-2 not allowing 2 flats? Dig a little deeper into the zoning code about the "new" code not overriding the old.

I did one similarly, but they info they provided was a 2 unit cert. With your case, the Zoning cert would carry the day for me.

What would you do if it looked like SFR and they provided a 2 flat cert?

 

[Mike Kennedy]

"RS-2 district, which does not permit 2-flats, and the client provided the Certificate of Zoning Compliance from the city of Chicago, which says it is a single family property."​

Highest and Best Use.
[FONT=Garamond,Garamond][FONT=Garamond,Garamond]1) The use must be physically possible. [/FONT][/FONT]
[FONT=Garamond,Garamond][FONT=Garamond,Garamond]2) The use must be legally permissible. * CB3 (under HC see below)[/FONT][/FONT]
[FONT=Garamond,Garamond][FONT=Garamond,Garamond]3) The use must be economically feasible, appropriate, and supported by demand. It should maximize productivity. [/FONT][/FONT]
[FONT=Garamond,Garamond][FONT=Garamond,Garamond]4) The use must be profitable. [/FONT][/FONT][FONT=Garamond,Garamond]​

* Restoration of Municipal Building & Zoning Ordinance Compliance as a SFR
with detailed description of current illegal use and necessary Hypothetical Condition of appraisal in COMMENTS.​

[/FONT]

 

[mitrich2001]

Thank you guys.

 

[Jim Onderisin]

Why would the City of Chicago certify a two-unit building as a single-family dwelling? Did the certification look like a legitimate copy, or did it look like someone tampered with it? What was the date on the certification? Could the second kitchen have been re-installed after the certification's date? A city inspector once told me, in order for a two-unit building to be re-certified as a one-unit dwelling, the owner would have to have to submit an architectural plan to the city before conversion work could begin. Only after the work was approved and completed and the final city inspection were done would the property be re-certified.