Heard the term “triple-decker” around Boston and wondered what it means for you as a buyer or small investor? You’re not alone. These classic three-family homes can be a smart entry point into homeownership and long-term wealth in the city. In this guide, you’ll learn what a triple-decker is, where you’ll find them, how financing and local rules work, and what to inspect before you buy. Let’s dive in.
What is a triple-decker?
A triple-decker, also called a three-decker, is a three-story, wood-frame multifamily house with one apartment per floor. Builders put them up across New England from the late 1800s through the early 1900s to provide compact, affordable housing for working families.
Common features include a narrow lot footprint, stacked front or rear porches, bay windows, flat or low-pitched roofs, wood clapboard or shingle exteriors, and elevated basements. Floor plans are efficient to maximize living space on small urban lots.
Where you’ll find them in Boston
Triple-deckers are part of Boston’s housing DNA. You’ll see a high concentration in Dorchester, Roxbury, Jamaica Plain, East Boston, South Boston, Allston/Brighton, and parts of West Roxbury. They remain an important source of relatively affordable rental housing across the city.
Many triple-deckers carry historic value. In some areas, exterior changes may be subject to review if the property sits in a local historic district. That can protect neighborhood character while shaping how you plan upgrades.
Typical layouts and systems
Floor plans and unit sizes
The classic setup is one unit per level, stacked vertically. Units range from studios to 3 bedrooms and usually include a living room, compact dining or eat-in kitchen, and a full bath. Some homes have first-floor units with basement access or converted attic space for storage or extra rooms, subject to code.
Entrances and circulation
Most buildings share a common front or side stair with separate doors to each apartment. Basements often hold mechanical systems, laundry, and storage lockers.
Mechanical, electrical, and plumbing
Older triple-deckers often started with central steam or hot water boilers, historically oil and now more commonly gas. Many have been updated with newer boilers or separate systems. Electrical service upgrades are a frequent need, since very old wiring can include knob-and-tube with smaller panels. Utilities may be separately metered or master-metered; separate meters make tenant billing and financing simpler.
Exterior features and maintenance
Porches, bay windows, and cornices define curb appeal and historic character. Roofs are usually flat or low slope, which means membrane integrity and flashing are critical. Porches and exterior paint or woodwork are recurring maintenance items you should budget for.
Why buyers love triple-deckers
Live-and-rent value
When you buy a triple and occupy one unit, you can live in one unit and rent the other two to offset your mortgage, taxes, insurance, and upkeep. In some cases, rents can cover most or all of the monthly payment. Per-unit land cost can be lower than comparable single-family options, improving long-term value.
Financing advantages for owner-occupants
Many mortgage programs allow owner-occupants to purchase 2–4 unit properties with terms that are more favorable than pure investment loans. Requirements differ from single-unit loans, but the structure can help you enter the market with a lower initial cash outlay than you might expect for an investment purchase.
Income and appreciation
Rental income reduces monthly carrying costs today while you build equity over time. You also participate in Boston’s long-run appreciation potential, which supports wealth-building if you hold the property.
Neighborhood strengths
Triple-deckers are woven into established neighborhoods close to transit, local shops, and services. If you want both community and rental income, they offer a compelling entry point.
Financing options at a glance
If you plan to live in one unit, you can explore:
- FHA: Common for first-time buyers and often used on 2–4 unit properties that you occupy.
- Conventional (Fannie Mae/Freddie Mac): Competitive rates with multi-unit guidelines that differ from 1-unit loans.
- VA: Eligible borrowers may buy 2–4 units and occupy one unit.
- Local bank or portfolio loans: Community banks and credit unions often lend on triple-deckers with flexible underwriting.
Key topics to confirm with your lender:
- Minimum down payment for 2–4 unit owner-occupied purchases versus single-unit homes.
- Owner-occupancy timing rules, often within 30–60 days after closing.
- Whether and how rental income can be used to qualify. Many lenders count a percentage of market or actual rent when calculating income.
- Underwriting expectations if you are not occupying the property.
Exact rules and numbers change over time. Ask your lender for current program guidelines and written estimates.
Boston rules you should know
Rental registration and inspections
The City of Boston requires landlords to register rental units and meet health and safety standards. If you plan to rent, check the property’s registration status and any open violations, and understand inspection requirements for your neighborhood.
Lead paint compliance
If the property was built before 1978, Massachusetts lead paint laws apply. Rentals and renovation work must follow lead-safe practices, and sellers must provide proper disclosures. Plan for inspections and, if needed, remediation when you budget your purchase.
Oil heat and tanks
Many older triple-deckers used oil. Buried or abandoned oil tanks can create liability in Massachusetts. Order an oil-tank sweep during inspection and follow state guidance if a tank is found so you can address it properly.
Zoning and use
Boston’s zoning code and neighborhood overlays govern use, density, parking, and conversions. In many residential zones, 2–3 unit buildings are allowed by right, but confirm details for any proposed changes.
Historic districts
If the home sits in a historic district, exterior work such as windows, porches, and siding may require review or approval. This affects timelines and materials, so plan accordingly.
Short-term rentals
Boston regulates short-term rentals and requires registration. If you intend to host, review eligibility and compliance rules before purchasing.
Taxes, insurance, and risk
Property taxes and reporting
Boston property taxes are based on assessed value, which can be higher for income-producing properties. Rental income is typically reported on Schedule E for federal taxes. If you live in one unit and rent the others, you will allocate expenses and may depreciate the rental portion. Speak with a tax professional about the primary residence exclusion and how it applies to mixed-use properties you live in.
Insurance basics
Owner-occupied multifamily coverage differs from standard homeowner policies. Expect a blend of owner and landlord protections, with premiums influenced by building age and condition. Some insurers may require upgrades, such as replacing older wiring or addressing roof issues.
Flood zones
Parts of Boston fall within FEMA flood zones. If the property sits in a higher-risk zone and you have a mortgage, flood insurance is typically required.
Due diligence and maintenance
Pre-purchase inspections and tests
- Structure: foundation, sagging floors, roof framing, porch supports, water intrusion.
- Roofing and drainage: flat roof membrane, flashing, gutters, and porch roofs.
- Mechanicals: boiler age and condition, water heaters, distribution systems, fuel type, and separate heating controls.
- Electrical: knob-and-tube wiring, panel capacity, multiple meters, ability to support modern loads.
- Plumbing: supply line materials, cast-iron drain condition, water pressure.
- Environmental: lead paint, possible asbestos, underground oil tank sweep, and mold.
- Pests: look for rodents, bedbugs, or insects.
- Code compliance: proper egress windows, permitted conversions, smoke and CO detectors.
Recurring and capital items to budget
- Exterior painting and wood repairs, especially porches and trim.
- Roof replacement and flashing.
- Boiler or heating system replacement or conversion.
- Windows and insulation upgrades for energy efficiency.
- Basement waterproofing and drainage improvements.
- Stair and porch structural repairs for safety.
Operating as an owner-occupant landlord
- Utilities: Separate meters make billing cleaner. If master-metered, plan for clear lease language and cost recovery.
- Turnover and management: Budget for cleaning, paint, minor repairs, and tenant screening between tenancies.
- Property management: Self-manage to save fees, or hire a manager. Typical fees for small portfolios can range in the single-digit percentage of collected rents, plus tenant placement fees.
- Reserves and vacancy: Set aside funds for repairs, capital projects, and expected vacancy.
Negotiation and contingencies
When you write an offer, consider contingencies for a full inspection, oil-tank sweep, verification of legal unit count and permits, and acceptance of major mechanicals. If rental income is part of your valuation, request leases, a rent roll, recent tax returns, and market rent comparisons.
A simple path to getting started
- Speak with a lender experienced in 2–4 unit owner-occupied loans to review down payment options, rental income qualification, and timing.
- Hire an inspector who knows older Boston multifamily homes. Include an oil-tank sweep and lead assessment for pre-1978 buildings.
- Verify Boston rental registration, recent inspections or violations, and zoning or permitting history for the property.
- Build a rental income pro forma with local rent comps and conservative vacancy assumptions.
- Create a reserve plan for roofs, boilers, porches, and any code or safety upgrades.
Ready to explore triple-deckers in Boston or nearby inner-ring suburbs? Reach out to the Marjie and Phil Team for local, data-informed guidance from start to keys.
FAQs
How many units count as residential for Boston-area lending?
- Lenders commonly treat 1–4 units as residential. For 2–4 unit primary residences, programs exist for owner-occupants, but guidelines differ from single-unit homes.
Can I use projected rent from the other units to qualify?
- Many lenders allow a percentage of market or actual rent to count for qualification, subject to documentation and program rules.
What down payment should I expect on a 3-family I’ll live in?
- Owner-occupied multi-unit loans usually require higher minimum down payments than single-unit loans. FHA, conventional, and VA options vary, so confirm current terms with your lender.
Are older triple-deckers harder to insure?
- Age and condition can affect premiums. Issues like outdated wiring, older roofs, or environmental concerns may require upgrades before insurers bind coverage.
Do I need separate meters for each unit?
- Not always required, but separate electric and gas meters make tenant billing and underwriting cleaner. Lenders and appraisers often prefer clear utility setups.
