When a property is approved for multiple units—such as a rowhouse with a basement apartment—it must have a Certificate of Occupancy (COO) indicating the property type and number of units.
For example:
- A two-unit property (e.g., a rowhouse with a separate basement apartment, sometimes called an English basement) is classified as a Two-Family Flat.
- A residential property with three or more units (excluding properties converted to condominiums) is classified as an Apartment House.
The only exception is for properties in a Single-R zoning district that have been approved for an Accessory Dwelling Unit (ADU) by the Department of Buildings (DOB).
To obtain a Certificate of Occupancy, the property must first go through a conversion process via the building permitting system. This article provides an overview of the property conversion process, which applies whether you are adding or removing a unit from a property.
Property Conversion Process
If you are considering converting a property into multiple units or reducing the number of units, a formal process must be followed before obtaining the Basic Business License (BBL) required to legally rent the property. This process involves property conversion through the building permit process and obtaining a Certificate of Occupancy.
While RentJiffy can assist with obtaining a COO, we do not handle the property conversion process. We recommend working with an architect since the conversion process requires submitting detailed plans. An architect should manage the process up to the issuance of building permits, after which a contractor may be required for construction.
Steps for Property Conversion
Step 1: Apply for a Building Permit
Submit an application for a Building Permit through the DOB website: DOB Permit Portal.
- In the Description of Work, specify:
- “To legally establish a Two-Unit Flat” (for two-unit properties) or
- “To legally establish an Apartment House” (for properties with three or more units).
- Select Alteration and Repair as the permit type.
Step 2: Hire a Licensed Architect
Employ a Registered Design Professional (RDP) licensed in DC to prepare the required architectural plans, including:
- Existing Conditions and Proposed Floor Plans
- Fire & Life Safety/Egress Plans
- Mechanical, Electrical, and other structural details
Find an architect via the American Institute of Architects (AIA) DC Chapter: AIA DC Directory.
Step 3: Submit Drawings for Review
Once plans are completed, submit them via DOB’s ProjectDox platform for review and approval.
Step 4: Receive Approval and Obtain Permit
After review by zoning, structural, and fire protection authorities, the permit will be issued once all required fees are paid.
Step 5: Complete Construction (if required)
If modifications are needed, begin construction. If plans were approved as-is, skip to Step 6.
Step 6: Schedule and Pass Inspections
- Only use DC Government inspectors for required inspections.
- Avoid third-party inspectors, as they require additional oversight inspections.
Step 7: Obtain a Certificate of Occupancy
After passing inspections, apply for a Certificate of Occupancy. RentJiffy can assist with this step.
Frequently Asked Questions (FAQs)
My property is already converted. Can I skip this process?
It depends. If the conversion was completed through the building permit process, you may proceed directly to applying for a Certificate of Occupancy. You will need:
- The building permits
- Inspection approvals related to the conversion
If conversion was done without proper permits, the property must go through the legal conversion process. An architect may be able to draft as-is plans if the property meets current code, but additional construction may be required.
My zoning doesn’t allow for a Certificate of Occupancy. What are my options?
Properties in Single-R zoning districts may qualify for an Accessory Dwelling Unit (ADU) instead of a full COO. Review our article What Is An Accessory Dwelling Unit? for more details.
If ADUs are too restrictive, you may apply for a Zoning Variance or Special Exception through the Board of Zoning Adjustment (BZA). This process requires architectural plans and public hearings and may take 30-60 days. Consult a zoning attorney before pursuing this option.
Important Tips for a Smooth Process
Tip 1: Use DC Government Inspectors
- Using a third-party inspection service adds unnecessary costs and requires an additional oversight inspection.
- DC Government inspectors are included in permit fees and streamline the process.
Tip 2: Have an Architect Walk the Property First
- Before hiring an architect for detailed plans, request a property walk-through.
- This allows them to assess construction needs and provide an estimated cost before you commit to full drawings.
Need Assistance?
RentJiffy can expertly assist with obtaining your Certificate of Occupancy and Business License. Contact us to discuss options and pricing.
Resources:
- Find an architect: AIA DC Directory
- How Can I Obtain a Certificate of Occupancy?