What Is a Certificate of Occupancy and Do You Need One?
Thank your certificate of occupancy for all the little details that make your house a home
Highlights
The certificate of occupancy deems a living space safe and habitable for residential use.
The requirements vary state by state but may require electrical, plumbing, and structural inspections for completion.
You'll need a certificate of occupancy to apply for a mortgage on a new home.
Building a new home, signing a new mortgage, or making major renovations to your living space typically requires a bit more paperwork and building permits than you'd like—but always for good reasons. A certificate of occupancy (AKA a "C of O" or a CO) indicates that a home passed inspection and remains a safe place to live. But when you do need a new one, and how do you even go about getting it? Here's what you need to know to ensure all of your ducks are in a row.
What Is a Certificate of Occupancy?
This certificate of occupancy deems a living space safe and habitable for residential use. The CO states that the home passed a long list of inspections during construction and after major changes. It may include details like its occupancy, square footage, zoning details, and building codes.
As for existing buildings, your state or local municipality has a certificate of occupancy on file for all residential spaces in its jurisdiction. You can’t legally live in your home without a CO. If you rent, your landlord must have a certificate of occupancy on file with the city.
Certificates of occupancy vary state by state but may require electrical, plumbing, and structural inspections for completion. Homes must have a necessary number of windows and doors, proper water and sewage, as well as heating and electricity.
The complete list of areas covered in a home inspection is typically quite extensive, covering things like:
Heat and hot water
Running water
Working smoke detectors
Handrails
Structural integrity of floors, walls, and ceilings
Waterproof systems and lack of water damage
Sewer or septic systems
Fireplaces and wood-burning stoves
HVAC systems and ventwork
Proper painting and insulation
Pest infestations
Safe and maintained landscape work
Pool and patio safety
Storm drainage
ADA compliance
Once these are complete, a representative from your building department may complete a final inspection to check off on the work.
What Is a Temporary Certificate of Occupancy?
Temporary certificates of occupancy (or TCOs) are a bit more complicated. Let's look at these within the context of New York City, where COs are a considerable part of the moving and renovation process, according to the New York City government website.
Building owners may receive a TCO if their apartments are safe to occupy, but they must address any outstanding safety issues within 90 days. If the owner doesn't perform the changes, the building can lose its TCO. If the owner succeeds, the TCO becomes a full occupancy certificate.
When Is a Certificate of Occupancy Required?
Tracking down or applying for a certificate of occupancy can seem daunting if you're tackling an extensive home renovation or building a new house from the ground up. But don't fret. The process is as standard as construction or home-buying itself.
Let's look at the most common scenarios.
Building a New Home
All newly constructed homes or living spaces must receive a certificate of occupancy from the state or municipality for completion. In most cases, the mortgage lending company requires a CO to approve a loan so you can pay your construction team.
The certificate inspection process ensures the final construction matches the original plans submitted in the building permits and meets all building codes for livability.
Applying for a Mortgage
As we noted above, you'll need a CO to apply for a mortgage on a new home. But what about an existing property? The certificate of occupancy often goes with the rest of your mortgage application paperwork.
In most cases, the certificate already exists on file with your local housing department unless the owner just completed significant structural changes. Also, keep in mind that not all areas require homebuyers to provide a C of O for a standard home purchase.
Altering Your Home's Occupancy
If you've finally gotten around to transforming your garage into a rental apartment, you'll need a C of O before completing construction. Anytime a building makes the lead from a single-family home to a multifamily home—or a three-family to a four-family home—you’ll need a new certificate of occupancy.
Like brand-new construction, each town requires a unique set of inspections and details to sign off on the certificate.
Going From Commercial to Residential
When property owners transform a former business into a living space, a certificate of occupancy is a large part of the process. This covers everything from turning an old factory into loft apartments to an old medical office into a residential home. Like the other reasons for obtaining a certificate on our list, the space must meet local building codes before it can be rented or sold to tenants.
How Do You Get a Certificate of Occupancy?
Apply for a certificate of occupancy through your local building department once you've completed all necessary inspections for the application. When building a new living space, this means there are no open permits or building violations to sort out. Some building owners in large cities like New York City may opt for a TCO to speed up the transition process and fix outstanding work within a 90-day period.
Lastly, many C of O applications require a fee or additional paperwork to even start the process, so be sure to budget money and time for this final crucial step.
If you're about to embark on a major home renovation or new construction, your top-rated general contractor near you has seen it all before. Work with your team to coordinate the best timing and paperwork and ensure a smooth process before calling the moving van.
Inspections Required for a Certificate of Occupancy
As mentioned above, you’ll need to complete all of the necessary inspections before applying for your CO. Check with your local building department regarding all of the requirements, as you will apply for your CO through them. If the home already has a CO, you may only need a single inspection.
The major inspections typically include general building, electrical, plumbing, and fire. If the inspection determines you need to make fixes or major changes to pass, the inspection has to be done again when work is completed. After completing all inspections, you’ll have a final inspection.
Frequently Asked Questions
The cost of a certificate of occupancy will vary depending on where you live and the process overseen by your local building department. The overall cost may also depend on the type of property and the square footage. Typically, the seller of the property is responsible for obtaining and paying for the CO.
The general contractor usually obtains the certificate of occupancy (think: new construction or major home renovation). Otherwise, the property owner, landlord, seller, or their representative will go to all inspections and apply for the CO. The owner or seller will also be responsible for the cost of obtaining the CO.