We have a three family house. At one time it was rented out by a previous owner as a four family illegally. The basement was an apartment. One of the reasons why we bought the house was because we thought we could rent the basement but later found out the house was only zoned for three apartments. We learned that when after buying the house there were violations outstanding (this was a foreclosure) A letter came from the fire marshal who told us that the basement could not be rented as the house was zoned for 3 family only, windows were too small and ceiling a little low. I thought about this and think if we make the efficiency apartment that is adjacent another apartment into a 4 bedroom apartment by blowing out the wall and then making the adjustments to the basement apartment windows-ceilings, we can get another $900 out of this house. This way it stays a 3 family. The wind up would be no more efficiency and now we will get a two bedroom out of basement apartment. My question is who do I consult first about this. The house next door neighbor has a basement apartment with small windows etc. but it is a 3 family so I think that is why they get away with it. Just some additional information, this basement has two ways to exit (one way through a garage). It has been bothering me for some time knowing this space is empty and know we are losing a lot of money here. I am hesitant to talk to the fire marshal until I have all my ducks in a row and I figured some of you may have the right course of action for us. Please let me know your thoughts. --99.7.xxx.xx

I'd say that getting plans drawn up by a contractor or architech then submitting those plans for approval to your Building inspectors and getting zoning variance from your zoning board would be the way to go . --70.246.xxx.xxx

Speak with a zoning attorney who regularly appears before your local zoning board. He will tell you what's possible and what you need to do to make it happen. He'll get you a yes before you submit your application and appear before the board. The actual hearing is just a formality. --70.22.xxx.xxx

The window size you need is minimum 24X24 so the fireman can get in and take the occupants out, a garage door must be self closing as there will be a car or mower gas tank there as a secondary ignition source - this exit is more risk than reward - should be a fire rated door to begin with, next is the ceiling height must be 84 inches or higher - sometimes using recessed lighting can get you a waiver on this, ask the fire dept., and no gas burning appliances are permitted next to a sleeping room anywhere in the east coast states I have worked in, ask your insurance carrier if they consider subterranean space more than a storage area before you invest the money to excavate egress stairway next to the basement wall, when you purchased foreclosure you purchased as is - legal or otherwise, you may want to divide the basement so everyone has a laundry room with separate water and electric metering - this mistake happens often all around the country and even my own kids have sleepovers in our basement but renting is another liability in itself. --68.76.xxx.xxx

I guess the first step it sounds like to me is to talk to a zoning attorney. Any other points are welcome. Thanks --99.7.xxx.xx

The suites I've seen were a couple of rooms, a full bath, a kitchen type area with cabinets, sink & small fridge. Only later did they bring in a mircowave & fancy hot plate. Most times these places aren't rented to familys who cook big meals, rather to young singles or couples who are eating out or instant micro meals anyway. Would make for a nice mother/daughter apt too. --76.6.xx.xx

Well, actually I was thinking of converting the three bedroom I have into a four bedroom by eliminating the efficiency-we would have to open the wall. Then when the basement is done, which is a two bedroom, we still would be a 3 family. So the house would stay 3 family. As for the egress, we already have a fire poof door leading from basement to garage so I think that is all set. We would have to make some changes to the electrical however. I am going to contact a zoning attorney about all of this. --99.7.xxx.xx