How to Get a NYC Building Permit from DOB
Homeowners and contractors new to construction work in New York City often call to ask what it takes to get a construction permit. Our first question is always: what work are you planning to do?
Once you tell us the proposed scope of work, we outline what the NYC building permit requires. For most work in New York City, plans have to be prepared by a New York State licensed design professional, such as a registered architect or a professional engineer. The plans are then filed with the Department of Buildings (DOB) for approval, today mostly in DOB NOW: Build.
Do I need a DOB permit?
Under the current NYC Construction Codes (NYC Administrative Code section 28-105.1), you need a DOB permit before you construct, enlarge, alter, repair, move, demolish or change the use or occupancy of a building, and before you install or alter service equipment such as plumbing, gas piping, sprinkler and standpipe systems, or mechanical systems.
Some minor work does not require a permit. DOB lists that work in 1 RCNY 101-14.
Alt-1, Alt-2 and Alt-3: which filing fits
The filing type depends on the scope. Work that changes the use, egress or occupancy of the building is an Alt-1 (an Alteration-CO in DOB NOW) and ends with a new or amended certificate of occupancy. Other alterations are filed as Alt-2 or Alt-3 (an Alteration in DOB NOW) and end with a letter of completion. Your architect or engineer decides which filing the job needs. See Alt-1 vs Alt-2 vs Alt-3 for the details.
Other agencies that may have to approve the job
Bear in mind that approvals from other agencies may be required, depending on where the property is and what the work involves. Agencies that can be involved in a project include the Department of Transportation (DOT), the Landmarks Preservation Commission (LPC), the Department of Environmental Protection (DEP) and Housing Preservation and Development (HPD), to name a few. See our Landmarks permit filing and DOT street opening permit pages.
From approved plans to a work permit
Once the plans are approved, the contractor who will do the work applies for the work permit. If the work is in a building with occupied dwelling units, a Tenant Protection Plan (TPP) is part of the filing. The contractor has to be registered with DOB. Once the permit is issued, work can begin.
Minor plumbing and electrical work
Minor plumbing work can be done without plans when a licensed plumber files a Limited Alteration Application (LAA). See NYC plumbing permits. Electrical work can also be done once a licensed electrician files for the electrical permit.
How to look up permits on your building
Jobs and permits filed in DOB NOW can be looked up by address on the DOB NOW public portal. Older jobs are in DOB's Buildings Information System (BIS). Old filings that were never closed out can hold up a sale or a new job; see closing out old permits or filings.
Where an expediter helps
S & M Expediting is a Class 2 filing representative. We research the property, work with your architect or engineer on the filing, track objections, and follow the job through permit, inspections and sign-off. We do not do the construction. If you need help with a NYC building permit, call us at 718-833-2333.
Questions
Does all construction work in NYC need a building permit?
No. Some minor work and ordinary repairs are exempt, and DOB lists that work in its rule 1 RCNY 101-14. Most other construction, alteration, demolition, plumbing, gas, sprinkler and mechanical work needs a DOB permit before it starts. If you are not sure, call us at 718-833-2333 and we will check the scope before work begins.
How long does it take to get a building permit in NYC?
It depends on the scope, whether the plans draw objections, and whether other agencies such as DOT, Landmarks, DEP or HPD have to approve the job first. We can give you a better idea once we see the plans and research the property.