Valley Stream, N.Y., Code of Ordinances ch. 46A (eCode360 ed. 2026) § 46A-14
Presumptive evidence of multifamily occupancy
Operative Text
A. It shall be presumed that a single- or one-family dwelling unit is occupied by more than one family if any two or more of the following features are found to exist on the premises: (1) More than one mailbox, mail slot or post office address; (2) More than one gas meter; (3) More than one electric meter annexed to the exterior of the premises; (4) More than one doorbell or doorway on the same side of the dwelling unit; (5) More than one connecting line for cable television service; (6) More than one antenna, satellite dish, or related receiving equipment; (7) There are three or more motor vehicles registered to the dwelling and each vehicle owner has a different surname; (8) There are more than three waste receptacles, cans, containers, bags or boxes containing waste from the premises placed for pickup at least twice during a weekly garbage pickup area; (9) There are separate entrances for segregated parts of the dwelling; (10) There are partitions or internal doors which may serve to bar access between segregated portions of the dwelling, including, but not limited to, bedrooms; (11) There exists a separate written or oral lease or rental arrangement, payment or agreement for portions of the dwelling among the owner and/or occupants and/or persons in possession thereof; (12) Any occupant or person in possession thereof does not have unimpeded and/or lawful access to all parts of the dwelling unit; (13) Two or more kitchens, each containing one or more of the following: a range, oven, hotplate, microwave or other similar device customarily used for cooking or preparation of food and/or a refrigerator; (14) There are bedrooms that are separately locked. B. If any two or more of the features set forth in Subsection A(1) through (14) are found to exist on the premises by the Superintendent of Buildings Department or Village of Valley Stream personnel engaged in the enforcement of the provisions of this chapter, a verified statement will be requested from the owner of the dwelling unit by the Superintendent of Buildings Department that the dwelling unit is in compliance with all of the regulations of the County of Nassau and the laws of the State of New York. If the owner fails to submit such verified statement, in writing, to the Superintendent of Buildings Department within 10 days of such request, such shall be deemed a violation of this chapter.
Valley Stream Code § 46A-14 establishes a list of fourteen physical and circumstantial indicators — such as multiple mailboxes, separate utility meters, distinct entrances, or separate lease arrangements — that, when any two or more are present together, create a legal presumption that a single-family dwelling is being used as a multifamily residence. This presumption triggers a formal process in which the building's owner must submit a written verified statement to the Superintendent of Buildings Department confirming the property complies with Nassau County and New York State regulations. Failure to provide that written statement within ten days of the request is itself treated as a violation of the chapter, independent of whether an actual illegal occupancy exists.
Plain English — not legal advice.
Under § 46A-14, property owners in Valley Stream should be aware that Village inspectors or Buildings Department personnel are authorized to identify combinations of common features — things like multiple doorbells, extra utility meters, or separately locked bedrooms — as presumptive evidence of multifamily use. A compliant operator generally ensures that any request for a verified statement from the Superintendent of Buildings Department is responded to in writing within the ten-day window specified in the provision. Maintaining clear records of the property's lawful occupancy status, utility configurations, and lease arrangements can support a timely and accurate response if such a request is ever made.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section § 46A-14 defines the conditions under which Valley Stream officials may presume that a single-family home is being occupied as a multifamily dwelling, which can affect the legal status of a tenant's living arrangement. Tenants residing in a property that receives scrutiny under this provision may want to understand how the presumption works and what it could mean for their occupancy, particularly if the owner is asked to submit a verified compliance statement. Consulting a tenant-rights organization or housing attorney familiar with Nassau County and Village of Valley Stream regulations can help tenants understand their options if enforcement activity under this section affects their home.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 9, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
Effective Timeline
References Out
No outbound references recorded yet for this provision.
References In
Rules and statutes that cite this regulation