Navigating NYC Building Permits and DOB NOW: An Engineer's Guide for Project Success

Understanding the NYC Building Permit Process

Obtaining a building permit in New York City involves navigating one of the most complex regulatory frameworks in the country. The NYC Department of Buildings (DOB) oversees all construction activity in the city, and its digital platform—DOB NOW—is the primary interface for permit applications, plan submissions, and compliance documentation.

For property owners, developers, and construction professionals, understanding the permit process is fundamental to project success. Delays in permit approval can cascade through construction schedules, increasing costs and extending timelines.

Types of NYC Building Permits

New Building (NB)

Required for entirely new construction. These applications undergo the most rigorous review and typically require the longest approval timeline.

Alteration Type 1 (ALT1)

For major alterations that change the building's use, egress, or occupancy. Requires full DOB review similar to new building applications.

Alteration Type 2 (ALT2)

For alterations that require multiple work types (plumbing, electrical, construction) but do not change use, egress, or occupancy. These are filed through DOB NOW with professional certification.

Alteration Type 3 (ALT3)

For minor alterations involving a single work type that do not change the building's use or egress. These are the simplest permit applications and can often be approved through professional certification.

The DOB NOW Platform

DOB NOW is the NYC Department of Buildings' online platform for all permit-related activities. Key features include:

Permit Filing

• Electronic submission of permit applications
• Upload of plans and supporting documents
• Application tracking and status monitoring
• Fee payment processing

Professional Certification

Licensed professionals (PE and RA) can certify that their work complies with applicable codes, expediting the review process. Professionally certified applications are subject to audit rather than full plan examination.

Post-Approval Actions

• Amendment filings for scope changes
• Sign-off submissions for completed work
• After-hours variance requests
• Inspection scheduling

The Role of the Engineer of Record

The Professional Engineer (PE) who stamps and signs the permit application documents serves as the Engineer of Record (EOR) for the project. This designation carries significant professional responsibility:

• Code compliance certification: The EOR certifies that the design complies with all applicable codes
• Construction oversight: The EOR is responsible for verifying that construction conforms to the approved documents
• DOB communication: The EOR responds to DOB objections and comments
• Sign-off: The EOR provides professional sign-off upon completion of work

Selecting an experienced EOR who understands the nuances of NYC building regulations can significantly impact permit approval timelines and project success.

Common DOB Objections and How to Address Them

Zoning Objections

• Floor area ratio (FAR) calculations
• Setback and height limit compliance
• Use group classifications
• Open space requirements

Strategy: Thorough zoning analysis before filing, with clear documentation supporting compliance. Engage a zoning expert for complex sites.

Structural Objections

• Load path clarity in drawings
• Connection detail adequacy
• Foundation design documentation
• Lateral force-resisting system clarity

Strategy: Complete, clearly detailed structural drawings with comprehensive calculations. Anticipate examiner questions and address them in the submission.

Code Compliance Objections

• Egress width and travel distance
• Fire ratings and fireproofing requirements
• Accessibility compliance (ADA/NYC requirements)
• Energy code compliance documentation

Strategy: Systematic code analysis documented in the filing. Reference specific code sections in responses to objections.

Strategies for Efficient Permit Approval

Pre-Filing Preparation

1. Complete zoning analysis before beginning design
2. Research DOB records for the subject property (violations, prior permits, certificate of occupancy)
3. Identify all required approvals (DOB, Landmarks, DOT, FDNY, etc.)
4. Engage specialized consultants early (expediter, zoning attorney, environmental engineer)

Filing Best Practices

1. Submit complete applications – Incomplete filings generate automatic objections
2. Include clear, detailed drawings that anticipate examiner questions
3. Reference specific code sections supporting your design decisions
4. Organize documents logically within the DOB NOW submission

Objection Response

1. Respond promptly to all DOB objections
2. Address each objection specifically with code references and supporting documentation
3. Consider pre-filing meetings with DOB examiners for complex projects
4. Maintain professional communication throughout the process

Common Permit Filing Mistakes to Avoid

• Filing without complete property research (existing violations can block permits)
• Underestimating the scope of required approvals
• Submitting incomplete or unclear drawings
• Failing to coordinate with other city agencies when required
• Not budgeting adequate time for the review process
• Changing scope without filing amendments

Frequently Asked Questions

How long does it take to get a building permit in NYC?

Timelines vary significantly. Professionally certified ALT2 and ALT3 applications can be approved in days to weeks. ALT1 and NB applications requiring full DOB examination may take months, depending on complexity and examiner workload.

Can I start construction before the permit is approved?

No. Construction work requiring a permit cannot begin until the permit is issued. Emergency work may proceed under specific DOB emergency provisions, but a permit must be obtained promptly thereafter.

What happens if I build without a permit?

Work without required permits can result in Stop Work Orders, civil penalties, criminal charges, and orders to remove the unauthorized work. The cost of remediation typically far exceeds the cost of proper permitting.

Can a permit be transferred to a new property owner?

Permits generally run with the property. However, the new owner should update the permit records with the DOB and ensure the licensed professionals of record are still available for sign-off.