In the City of Sheboygan, many real estate investors start with a duplex and eventually graduate to a \"3-unit\" or a small apartment complex. While the buildings might look similar, the legal landscape changes the moment you cross the line from a 2-family dwelling to a 3-family (or more) multi-family property.

In Wisconsin, a 3-unit building is officially classified as a Commercial Property. This means it is no longer governed by the standard residential rules (Uniform Dwelling Code). Instead, it falls under the Wisconsin Commercial Building Code, and the \"handyman shortcuts\" that might slide in a single-family home can lead to catastrophic legal and financial consequences here.

1. The Death of the \"Homeowner Exemption\"

The most important thing for any landlord to understand is that you cannot do your own professional work on a 3-unit building.

\nResidential (1-2 Family): If you live in one of the units, you are generally allowed to pull your own permits and perform your own electrical, plumbing, or structural work.
\nCommercial (3+ Units): The state prohibits homeowners from pulling their own permits for this class of building. Even if you are a skilled DIYer and live in Unit A, you are legally required to hire a licensed professional to pull permits and perform any \"regulated\" work.

2. No \"Handyman\" Plumbing or Electrical - Ever

While a handyman can legally perform \"minor repairs\" (like changing a faucet washer) in a residential home, the threshold for what requires a license is much lower in a commercial 3-unit building.

\nCode Compliance: Because these buildings house multiple families, a mistake in one unit (like a faulty water heater installation or a DIY electrical splice) threatens the lives of everyone in the building.
\nThe Licensed Requirement: In a 3-unit property, any work involving the \"Big Three\"—Plumbing, Electrical, and HVAC—must be performed by a Master of that trade. There is no \"unlicensed\" allowance for these systems in commercial settings.

3. The \"Fire-Rated\" Trap

Commercial properties have strict Fire Separation requirements that residential homes do not.

\nThe Risk: If an unlicensed person cuts into a ceiling or wall to run a pipe or wire and fails to use proper \"fire-caulking\" or violates the integrity of a fire-rated assembly, the building is no longer up to code.
\nThe Inspection: If the City of Sheboygan Building Inspection department discovers non-compliant fire-safety work, they can issue an Order to Correct or, in extreme cases, a Notice of Non-Occupancy, forcing your tenants to move out until the work is redone by a licensed professional.

4. The Insurance \"Nuclear Option\"

Landlord insurance policies for multi-family properties are complex. They are built on the assumption that the building is being maintained by licensed professionals to commercial standards.

The Nightmare Scenario: A fire starts in Unit 2 of your 3-unit building due to an unlicensed electrical repair. The fire spreads to Units 1 and 3. When the insurance adjuster sees that no permit was pulled and no licensed electrician performed the work, they can deny the entire claim. You could be left personally responsible for the total loss of the building and the displacement costs of all three families.

5. Why You Need a Pro Who Understands \"Commercial\"

Hiring for a 3-unit building isn't just about finding someone who can \"fix it.\" It’s about finding someone who knows the difference between SPS 320 (Residential) and SPS 361 (Commercial).

At Cotton Home Repairs, we understand the gravity of multi-family property maintenance.

\nWe know the limits: We will never tell a landlord \"We can handle it\" if the job legally requires a commercial permit we cannot pull.
\nWe have the network: For 3-unit properties, we work alongside Licensed Master Plumbers and Electricians to ensure every repair is documented, permitted, and code-compliant.

Protect Your Investment

Your 3-unit building is more than a house—it's a business. Don't let an unlicensed \"repair\" turn your asset into a liability. If you have a multi-family property in Sheboygan that needs professional, code-compliant attention, let's do it the right way.

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