If you plan on opening a brick-and-mortar business in NYC, you already know that obtaining the right NYC Department of Buildings permits is one of the stepping stones to your success. While the permitting process may seem overwhelming and much like bureaucratic red tape, it’s absolutely necessary to have them in a city that’s as complex and regulated as NYC.
It’s important to approach DOB permits with patience and a meticulous eye for details because any additional issues can snowball into delays, fines, budget overruns, or even stop-work orders. Thankfully, with the right partner, you can move through the process confidently and ensure everything is up to par.
We’ve created this guide so that you have all the facts about DOB permits for your project in one place – from different types of permits and whether you need them to the approval process and risks you can avoid.
Understanding the NYC Department of Buildings Filings and Permits
Starting a high-end construction project in New York City is no small feat, and it is one that requires plenty of strategic planning and excellent organization. Having a partner like Blueberry Builders will ensure you have assistance every step of the way, from construction management to turning one-of-a-kind design ideas into reality.
Obtaining the necessary DOB permits is the foundation of your construction project, so here’s everything you need to know to help you start the process.
The Most Common Filing Types (And What They’re For)
As you might have guessed by now, property owners need to know exactly what kind of construction work they’ll be doing to apply for the right NYC DOB Alteration Filings. The rules are clearly determined and strict for commercial spaces, so your construction process should be well planned.
Whether you’re designing a commercial interior from the ground up or planning a high-end renovation project, here are the common filing types you may need before you start.
- Alteration Filings: Alteration filings have subcategories depending on the alteration you plan on doing on the existing structure.
- Alteration Type 1 (Alt-1) is needed when making major changes that will affect how the building is used, where its entrances and exits are (egress), and how many people can occupy it. After obtaining Alt-1, you’ll also get a new Certificate of Occupancy confirming that your building follows all the regulations.
For example, if you want to convert an old warehouse into a boutique hotel or add a new exit to a luxury retail store, you’ll need an Alt-1 permit. - Alteration Type 2 (Alt-2) is used when you want to make various changes to the internal design, but those changes won’t affect the occupancy of the space. This is one of the necessary permits when you’re installing partition walls, custom millwork, or lighting and doing full-floor office renovations.
- Alteration Type 1 (Alt-1) is needed when making major changes that will affect how the building is used, where its entrances and exits are (egress), and how many people can occupy it. After obtaining Alt-1, you’ll also get a new Certificate of Occupancy confirming that your building follows all the regulations.
Once you have determined the changes you want to make with your design professional, such as a Registered Architect (RA) or Professional Engineer (PE), the next step is navigating the filing process. After the filing process with the DOB is completed, your construction team can pull a permit once it’s ready.
It’s also useful to know that there are types of construction work that don’t require filing. Those include minor alterations like painting, replacing plumbing fixtures, urgently fixing gas leaks, etc.
What are NYC DOB permits, and why do they matter?
You’ve finally got your dream space in New York City and have a vision of how to turn it into something uniquely beautiful and functional. Now, it’s time to focus on the logistics and legal requirements you need to fulfill before the construction begins. One of the first things on the list is getting the necessary NYC Department of Buildings filings and permits.
These permits are legal documents that authorize interior construction, demolition, renovation, or new installations within your commercial space. Having the correct building permits ensures that your project is up to building codes and safety standards and that it meets the city’s local zoning laws.
Having a stamp of approval from the DOB is essential when you’re working on commercial interior projects in the hospitality, office, and retail sectors, as it ensures:
- Code compliance, aka following the rules and making sure your project is in line with all NYC construction laws and building codes
- The structural integrity of the object, aka warrant that the built structure is strong and stable
- Avoiding legal and financial troubles (fines, lawsuits, and violations) due to the lack of the proper permits
- Safety and protection of everyone who works or visits the space
What are some types of construction permits?
If this is your first time building a brick-and-mortar business in NYC, figuring out what kind of permits you need could be confusing. So let’s break it down so that the information is easier to manage – almost all construction work in New York City requires a DOB permit.
What’s important for you to remember is that there are various work-specific construction permits for every type of construction work on a building or a site. The DOB is in charge of all the work-specific permits, which cover:
- General construction
- Electrical
- Plumbing
- Sprinkler
- Mechanical
- Fire Suppression (Ansul)
- Fire Alarm
- Signage
- Sidewalk Shed
- Fence
Before your project starts, you’ll need to file for each of these permits and have them approved by the DOB. Bear in mind that in most cases, you’ll need more than one permit for the project.
When is a permit required for commercial interior projects?
Commercial projects have a different set of rules from residential ones, and it’s wise to double-check whether your construction plans require a permit, even if the work seems minor. Bear in mind that construction activities that need DOB permits include:
- Removing or moving walls and/or doors
- Changing the layout of the space or its use
- Non-structural and structural renovations
- Changes in electrical, plumbing, and HVAC installations
- Installing new fire suppression systems
Even if you’d like to make simple cosmetic changes and upgrades to your commercial building, chances are you’ll need a permit. The reason behind it is simple – NYC codes are very strict when it comes to commercial spaces because that’s where people gather and spend time. The permits are to ensure that those constructions are safe, so zoning classifications and occupancy are taken very seriously.
A pro tip here is to team up with NYC’s premier commercial construction firm and consult early with your architect. That way, you’ll get a timely estimate of the work that needs to be done and the permits you’ll require because sometimes what seems like “light renovations” can end up needing full filings due to various code triggers.
How the NYC DOB Permitting Process Works
Now that you have a clearer picture of the types of DOB permits, let’s talk about the steps you’ll need to take to get your documentation in order.
Step-by-Step: From Filing to Approval
Here’s what you can expect as you start the application process and how to navigate this undertaking step by step.
- Pre-Construction Planning: Your architect will help you better understand the scope of the project as well as which filings and permits are required to get started.
- Filing Your Application through the DOB NOW platform or eFiling: Once your design professional advises what type of filing you’ll require, they will file your application online through DOB NOW, and if necessary, they will submit supporting documents using eFiling. Your design professional will provide the needed work scope, architectural drawings, required certificates, and code compliance forms for you to submit with your application. Blueberry Builders offers advisory for the filing process to make the whole process more streamlined for the client.
- DOB Reviews Your Application: Now that you’ve done your part and the filing process is done, it’s time to wait to hear back from DOB. They’ll review your application and may send it back to you for potential corrections and clarifications.
- Your Filing Is Approved: Once everything on your application is up to the DOB standard, your filing is approved. This means that your contractor can file for a permit.
- Permits are Issued: Once your licensed and insured contractor files for permits and the DOB approves them, construction work can begin.
- The Final Sign-Off: Getting your permits is an essential step, but remember that DOB inspectors can stop by during the build to check if everything is up to code. Additionally, once everything is finished, you’ll need the final sign-off from the inspector to complete the construction project.
There aren’t too many steps when filing for NYC DOB permits, but it’s of utmost importance that the documentation is precise and clear. Otherwise, you risk missing something that could bring the whole project to a grinding halt.
How long does DOB Approval for Filings take in NYC?
Giving a precise timeline for permit approval times isn’t easy because there are different factors that affect it. The type of the permit and complexity of the project determine the approval times:
- Standard landmark approval can take up to 6 weeks, and this is an additional requirement on top of a DOB filing if needed
- Alt-1 and complex Alt-2 Filings can take 12 weeks or more
- Simple Alt-2 Filing can take up to 4 weeks (without objections). In some instances, Alt-2 can be self-certified, which will speed up the approval process.
If there’s a need for corrections or resubmissions, the process could last months longer than anticipated. These kinds of delays can happen due to zoning conflicts, incomplete filings, missing documents, or required environmental reviews. It’s crucial to create a well thought-out project schedule that accounts for DOB timelines and that will enable you to have a seamless project launch.
How Blueberry Builders Streamlines the DOB Permit Process
Dealing with bureaucracy is a daunting but necessary step to building and opening your business, and the good news is that there are NYC-native industry experts who can make everything easier.
If you connect with Blueberry Builders early in the process, the team can advise and assist with suggestions to streamline your filing and permitting process. What this means is that we’ll plan everything thoroughly before a lease is signed, the space is designed, and the drawings are filed, and we’ll help you figure out all the permits you need right away so that there aren’t any surprises later.
How Blueberry Builders Protects Clients from Risk of Mishandling DOB Permits
Protecting our clients from potential risks like fines, delays, or stop-work orders is a priority at Blueberry Builders, and our structured workflow minimizes the chances of this happening by:
- Providing full insurance coverage that ensures our clients that everything that’s being done is compliant and fully insured.
- Having dedicated compliance oversight, which allows us to quickly and efficiently spot potential DOB issues before they escalate.
- Sharing regular updates with our clients and communicating clearly about everything that’s happening on their project.
This meticulous approach to our services enables Blueberry Builders to deliver premium results at every stage of the project with minimal disruptions.
Conclusion
Building your dream commercial interior, whether a high-end NYC restaurant, a luxury spa, or something unique, is a complex endeavor. To make it a reality, you need a professional team to build it exactly as you imagined it, and before that, you need all the DOB permits to ensure your build is up to code and your investment protected.
At Blueberry Builders, we believe acquiring building permits should be part of a seamless, structured process, not a stressful hurdle as so many expect it to be. Need help navigating NYC permits for your commercial build? Let’s talk and build something exceptional.