Tuesday, June 08, 2010

What is a Two-Flat?

Recently, I was asked to explain to a client in a different part of the country what a “two flat” was. No, it is not something you might find on your car the next morning after driving over broken glass. And it is not a musical reference (as in sharps and flat notes).

If you Google the term, a Chicago Sun Times definition states: “two-flat / too flat / n. A residential, two-story brick building with a common front entrance and separate residences on each floor. One floor is often reserved, reluctantly, for mother-in-law. Common source of extra income/aggravation for Chicagoans.”

In Chicago, we call residences with two units on one property a two-flat. In most other parts of the country, they are called 2-unit apartment buildings.

Typically, one of the two units is occupied by the owner of the property, and the other unit rented out (or used by a family member, hence the “in-law” apartment term). Often times, they are owned as an investment property, therefore not owner-occupied.

There are many things to consider with this type of property. First and foremost – is zoning allowable for multiple-family residences? Most communities with have zoning codes, and the zoning must allow for multiple-family residences. Occasionally, non-compliance to the zoning code may be “grandfathered” for the property’s type/use. In some areas, particularly once and/or currently depressed areas, lax enforcement of zoning has lead to illegal zoning situations. As a neighborhood goes through the revitalization part of gentrification, the illegal use becomes a grandfathered use.

There are three types of 2-unit residences that I can describe. Vintage 2-flats, Converted 2-flats, and Duplexed residences.  In the spirit of "a picture tells a 1,000 words," I have included some examples below.

VINTAGE TWO-FLAT

One of the most important things to note is that this property was originally designed and built to be a two-unit building, usually one unit above the other. They often have the same exact floor plan, room and bath count, size, and two separate entrances. I saw a lot of these built in Chicago between 1900 and 1940. My grandfather and granduncle built many of these residences on the South Side of Chicago in the early part of the 1900’s.

Note the pictures below shows the steps up to the door, which show two separate entrances – one to the upper level and one to the main level. There is a lower basement level, and this is often called the “garden” apartment, and an illegal 3rd unit in a 2-flat building. Other times, the basement area has the mechanicals (furnace, boiler, hot water heater, etc.) for both units and a storage area and common laundry area. These are very common in older Chicago neighborhoods.  During the 1990's and 2000's, many of these original 2-flat buildings have been converted to condominium units.  This was at a point where the "highest and best use" of the unit changed because there was more demand and more valuable as individual condominium units than there was as an apartment.














































CONVERTED TWO-FLAT

Another type is an older single-family residence that was converted at some point to a two-unit residence. The original use of the property when built 100 years ago was a single family residence, but at some point in the property’s history, the use of the property was converted to an “in-law” apartment, or a “rental” apartment by converting the floorplan, securing a separate entrance, etc. Typically the original first floor was redesigned with bedrooms and a hall bath, and the original second floor with bedrooms reconfigured and adding a living room and a kitchen. Note the properties below, and most have two different front doors entrances – one leading to the main floor, the other to a staircase to the upper level unit.  There could be a common front door, leading to secure doors leading to each unit in the entrance.

As these properties were originally built as a 1-family home, at some point in history, the highest and best use changed, likely because of the change in the neighborhood and/or economic conditions.  Maybe the area was affluent when the properties were built, but change or deterioration in the declining neighborhood caused the "highest and best use" to be as an income producing property.  This was common in established neighborhoods during the Great Depression.

























DUPLEXES

The third type of 2-unit residence is a duplex property, and typically that is a two-family residence on one parcel of land and it is side by side.  There is one tax bill, and the property owner owns both units.  Again, one is often occupied by the owner who rents out the adjoining unit. Sometimes they are mirror image of each other, other times they are not. See examples below. 

These residences were more commonly built in the 1960's and beyond.  Sometimes, these units are deeded separately, with the land split down the middle of the residence, and then we refer to them as a half-duplex.





























A picture tells a 1,000 words.

26 Comments:

Blogger Tiago said...

I love those typical constructions of that region. I have traveled around the world and I find that despite globalization houses are different in each city. The most beautiful place where I lived was a furnished apartments buenos aires. Also Río de Janeiro (Brasil) is amazing!

10:55 AM  
Blogger leinoroy said...

Great information I love those typical constructions of that region. I have traveled around the world and I find that despite globalization houses are different in each city. The most beautiful place where I lived was a furnished apartments buenos aires. Also Río de Janeiro (Brasil) is amazing.Thanks for sharing.........

Sheffield student accommodation | Best place for a student to live close to Sheffield University

3:06 AM  
Blogger Unknown said...

Thanks for ones marvelous posting! I really enjoyed reading it, you are a great author.I will make sure to bookmark your blog and may come back someday. I want to encourage that you continue your great posts, have a nice weekend!
_________________________
Flats in Keshavnagar

4:50 AM  
Blogger Unknown said...

So informative blog, thanks for sharing.
https://www.rafflespark.com/

3:59 AM  
Blogger Demetrios Florakis said...

Enjoyed this read
Demetrios Florakis

12:43 PM  
Blogger awata software systems said...

very good blog.
HomeandBeyond is the best home and modular kitchen interior designs in all over world.
kitchen interior design
indian kitchen design
wardrobe designs for bedroom
small house interior design

4:44 AM  
Blogger BroddyAdams said...

I'm not sure why but this site is loading very slow for me. Is anyone else having this problem or is it a issue on my end? I'll check back later on and see if the problem still exists.
Retirement Flats London

1:43 AM  
Blogger Hanetnokse said...

You jointly own the freehold, but you also each have a leasehold of your individual flat. I suspect this is the more likely option.

Retirement Flats Essex

6:19 AM  
Blogger Unknown said...

Nice Post !!
Homemade food delivery in Chennai

6:16 AM  
Blogger Gowtham said...

I am very thankful for the author who shared the informative blog. This helps the first home buyers in a better way to choose the appropriate location.
Luxury homes in Chennai
Budget flats in Chennai
Apartments for sale in Chennai
Studio apartments in Chennai
Apartments in OMR

1:16 AM  
Blogger Unknown said...

You have made your points in a smart way. I am impressed with how interesting you have been able to present this content. Thanks for sharing a nice information. Do support us
Interior Designers In Anna Nagar
Interior Designers In Nungambakkam
Interior Designers In Adyar
Interior Designers In Velachery
Interior Decorators In Chennai
Best Interior Designers In Chennai
Office Interior Designers In Chennai
Best Modular Kitchen Designers In Chennai

7:01 AM  
Blogger karthick s said...

Thank you for sharing this information.Also get to know more about Apartments for sale in nungambakkam
Flats and apartments in chennai
Luxury apartments in chennai
New flats in chennai
.

6:07 AM  
Blogger John kerry said...

no one can forestall you writing an tremendous weblog or article if you are passionate to your interest. Your goal is to satisfy your readers with a nicely written blog and your passion is constantly in the again of your every a hit mission. awesome writing competencies can be discovered over here. white mountain rentals

1:14 PM  
Blogger neelaksh said...

https://myhotwaterheater.weebly.com/
https://sites.google.com/view/hotwaterheater/home
http://hotwaterheatertanks.jigsy.com/
https://hotwaterheaterforall.hatenablog.com/
https://storia.me/en/pamburrowss-gadgets-collection/collection/1168057

1:51 PM  
Blogger Aakash said...

I think, this is really very well and informative content . Thanks for given this information here about this blog . New Flats in Pammal

5:20 AM  
Blogger madhuri said...

The blog is sharing an useful information,very well written. Thanks for sharing.
Villas at Sarjapur Road |Residential Property in Bangalore | Townhouses in Sarjapur Road| | Row house in Bangalore

4:56 AM  
Anonymous Anonymous said...

This is the first i have heard about the two flats. thanks for sharing the is amazing and helpful as well
apartments in perambur
New Flats for Sale in Perambur
apartments in porur
luxury apartments in chennai
luxury flats for sale in chennai
tallest building in chennai

11:01 PM  
Anonymous Property Hunters said...

appreciable article We at Addhunters shifted this service to a level much higher than the broker concept. you can see more details like this article Installment plans in pearl

4:02 AM  
Blogger Adams Young said...

I recently came across your blog and have been reading along. I thought I would leave my first comment. I don't know what to say except that I have enjoyed reading. Nice blog. I will keep visiting this blog very often. avenue south residence balance units chart

11:32 AM  
Anonymous George said...

Thanks for Fantastic blog and its to much informatics which I never think .Keep writing and growing your self. I would like to share about home lifts. Elite Elevators provides best home lifts across in India. Click here,
Home lifts
stair lifts
Residential Lifts
Hydraulic Lifts

6:42 AM  
Blogger Top builders in India said...

I am very ecstatic when I am reading this blog post because it is written in a good manner and the writing topic for the blog is excellent. Thanks for sharing valuable information.
Apartments for sale in omr

6:39 AM  
Anonymous Anonymous said...

Informative post..
Buy villas at coimbatore,nilgiris & anaikatti at affordable price...
Villas in Coimbatore, Nilgiris, Anaikatti
Villas in Idigarai, Thudiyalur
Villas in Dhaliyur, Vadavalli
Villas in Kovaipudur
Villas in Saravanampatti
Villas in Kalapatti

6:36 AM  
Anonymous Remer said...

I'm extremely inspired along with your writing skills as neatly as with the format in your blog. Is that a paid subject or did you customize it yourself? Anyway stay up the excellent quality writing, it's rare to look at a great blog like this one today.. Rectangle Led Mirror

6:22 AM  
Blogger nibavliftskenya said...

Nibav residential elevators are now available for purchase in Kenya. They are small and stylish, and they make it easy and quick to move between floors. Our residential elevator is designed to fit into any home and is perfect for people who need help getting around the house or who want to “future-proof” their home.

10:19 AM  
Blogger Raghuvaran said...

Dear Chipwags,

Thank you for sharing your blog post about the concept of a two-flat. While this is an interesting concept in itself, I wanted to share my thoughts on flats for sale in Chennai.

Chennai is a growing city with a high demand for residential properties, including flats. There are many new projects coming up in various parts of the city that offer modern amenities and facilities to potential buyers. Some of the popular areas for buying flats in Chennai include OMR, Anna Nagar, Velachery, and Adyar, among others.

One of the key advantages of buying a flat in Chennai is that it is often more affordable than buying a standalone house. Flats are also easier to maintain and come with added security features, making them a popular choice for families and working professionals alike.

However, it is important to do your due diligence before buying a flat in Chennai. It is crucial to check the builder's reputation, the legal status of the property, and the quality of construction before making a purchase. It is also advisable to get professional help from a real estate agent or lawyer to ensure that your purchase is safe and secure.

Overall, flats for sale in Chennai offer a great opportunity for people looking to invest in a property in a growing and vibrant city. With the right research and guidance, buying a flat in Chennai can be a smart and rewarding investment.

Thank you for reading, and keep up the good work with your blog!

Best regards,
Jordan

5:10 AM  
Blogger Kristinhawthorne said...

Thanks for sharing here. I am happy to observe this blog. A 2-flat is a two story building with a legal apartment on each floor. Two Flats are also known as Duplex apartments in other parts of the Country. Two-flats often have a front porch that is offset or centered.Many two-flats have a bay window or another type. And Ponmankal Homes offers 2 BHK, 3 BHK, and 4 BHK and luxury Flat in Kottayam, along with duplex choices. So, no matter what you are looking for, they have everything for the needs of different people.

3:21 PM  

Post a Comment

Subscribe to Post Comments [Atom]

<< Home