By Mike Robinson, President | Last updated: February 2026
New York City building permits are issued by the NYC Department of Buildings (DOB) through the DOB NOW: Build online platform. Most permit applications must be filed by a licensed Registered Architect (RA) or Professional Engineer (PE). Processing time ranges from same-day approval (for professionally certified filings) to four or more months for complex projects under standard DOB plan examination. NYC enforces its own Building Code, the NYC Zoning Resolution, Landmarks Preservation requirements, and multi-agency reviews—making it one of the most complex permitting jurisdictions in the United States.
NYC Department of Buildings: Key Facts at a Glance
- Issuing authority: NYC Department of Buildings (DOB)
- Main office: 280 Broadway, New York, NY 10007
- Online filing system: DOB NOW: Build (dobnow.nyc.gov)
- General inquiries: 311 (NYC’s citywide service line)
- In-person service hours: Monday–Friday, 8:30 AM–4:00 PM
- Phone hours: Monday–Friday, 8:30 AM–4:30 PM
- After-hours service: First and third Tuesday of each month, 4:00 PM–7:00 PM
- Governing code: 2022 NYC Building Code (IBC-based, heavily amended)
- Minimum permit fee (as of December 2025): $130 (raised under Local Law 128/2024)
- Annual permit volume: 175,000+ applications processed per year
- Five boroughs served: Manhattan, Brooklyn, Queens, the Bronx, Staten Island
Understanding the NYC Department of Buildings
The New York City Department of Buildings is responsible for enforcing the NYC Building Code, the NYC Electrical Code, the NYC Plumbing Code, and the NYC Zoning Resolution across all five boroughs. With more than 1.1 million buildings and over 45,000 active construction sites at any given time, the DOB is one of the largest and most complex municipal building departments in the world.
Unlike most U.S. cities where a single permit covers an entire project, New York City uses a multi-permit, multi-trade system. A single commercial renovation may require separate applications for the structural work (Alt-2), electrical (EL), plumbing (PL), elevator (EV), and sprinkler (SP) systems. Each trade has its own permit number, licensed contractor, and inspection sequence. This layered system reflects the density, height, and complexity of New York City’s built environment, and it requires careful coordination to execute efficiently.
PermitPlace specializes in NYC permit expediting—navigating the DOB’s filing requirements, coordinating with plan examiners, and managing the full approval process so your project starts on schedule.
NYC Building Permit Types: NB, Alt-1, Alt-2, Alt-3, and Trade Permits
The DOB classifies building work into several permit categories. Identifying the correct permit type is the essential first step before any application can be filed.
Quick Reference: NYC Permit Type Definitions
New Building (NB) — entirely new structure from the ground up. Alteration Type 1 (Alt-1) — major work changing use, egress, or occupancy. Alteration Type 2 (Alt-2) — standard renovations not changing use or occupancy. Alteration Type 3 (Alt-3) — single-trade minor alterations. Demolition (DM) — full or partial removal of a structure. Trade permits (EL, PL, EV, SP) — electrical, plumbing, elevator, and sprinkler systems.
New Building (NB)
An NB application is required for any project that constructs an entirely new structure on a lot. NB applications must be filed by a Registered Architect (RA) or Professional Engineer (PE) and always result in the issuance of a final Certificate of Occupancy (CO) before the building can be legally occupied. New building applications are among the most document-intensive filings the DOB reviews, requiring zoning analysis, energy compliance documentation, structural calculations, and often multiple pre-approvals from other city agencies.
Alteration Type 1 (Alt-1)
An Alt-1 permit is required for major alterations that change a building’s use, egress, or occupancy classification. Common Alt-1 projects include converting a one-family home to a two-family dwelling, changing a warehouse to residential loft units, adding new means of egress, or modifying a Place of Assembly. Alt-1 applications must be filed by an RA or PE and result in a new or amended Certificate of Occupancy.
Alteration Type 2 (Alt-2)
Alt-2 is the most common permit type for commercial tenant improvements and residential gut renovations in NYC. It covers interior demolition and renovation work that does not change the building’s use, egress, or occupancy classification. Most office fit-outs, retail buildouts, and apartment renovations are filed as Alt-2. An RA or PE must file the application. Alt-2 work closes with a Letter of Completion (LOC) rather than a new Certificate of Occupancy.
Alteration Type 3 (Alt-3)
Alt-3 permits cover minor alterations involving only a single type of work, such as a construction fence, sidewalk shed, curb cut, or small mechanical installation. Alt-3 applications can sometimes be filed by property owners rather than licensed design professionals, though the work must comply with the NYC Building Code. Alt-3 carries lower fees and faster processing than Alt-1 or Alt-2.
Demolition (DM)
A full demolition permit is required to raze a building to its foundation. Partial demolitions are typically filed as an Alt-2 scope item. Full demolitions in NYC require detailed plans, a Licensed Site Safety Manager for larger projects, and careful coordination with adjacent buildings, underground utilities, and the NYC Transit Authority when subway infrastructure is present.
Trade Permits
Separate permits are required for electrical work (EL), plumbing and gas (PL), elevator installation or alteration (EV), sprinkler and standpipe (SP/SD), and fire alarm systems (FA). Each must be filed by the respective licensed master tradesperson. Trade permits run concurrent with the primary building permit but have their own inspection sequences and sign-off requirements before the overall job can be closed out in DOB NOW.
NYC Building Permit Fees (2025–2026)
NYC DOB permit fees are governed by NYC Administrative Code Section 28-112.2 and were updated by Local Law 128 of 2024, effective December 21, 2025. All permit applications now carry a minimum fee of $130 (increased from $100 for most types). Fees are calculated on a sliding scale based on project square footage for new buildings and estimated construction cost for alterations.
New Building Filing Fees (Per Square Foot)
| Building Type | Fee Rate | Minimum Fee |
|---|---|---|
| 1-, 2-, or 3-family dwellings | $0.06 per sq ft | $130 |
| Other buildings, fewer than 7 stories and 100,000 sq ft or less | $0.26 per sq ft | $280 |
| Buildings 7 stories or greater, or more than 100,000 sq ft | $0.45 per sq ft | $290 |
Alteration and Trade Permit Fee Ranges
| Permit Type | Typical Fee Range | Payment Timing |
|---|---|---|
| Alteration Type 1 (Alt-1) | $500–$10,000+ | 50% at filing; 50% before permit issuance |
| Alteration Type 2 (Alt-2) | $300–$5,000+ | 100% at filing (no CO change) |
| Alteration Type 3 (Alt-3) | $130–$500 | 100% at filing |
| Full Demolition (DM) | $500–$3,000+ | 100% at filing |
| Electrical (EL) | $130–$5,000+ | 50% at filing; 50% before inspection |
| Plumbing (PL) | $130–$2,500+ | 100% at filing (no CO change) |
| Elevator (EV) | $500–$5,000+ | Filed through DOB NOW: Elevators |
| Sprinkler / Standpipe (SP/SD) | $300–$3,000+ | Separate permit per system |
Landmarks Preservation Commission (LPC) Fees
Buildings in any of NYC’s 143 historic districts, or individually landmarked properties, require a separate application and fee through the Landmarks Preservation Commission. The LPC fee schedule is $50 for the first $25,000 of proposed work, plus $3 for every additional $1,000 in construction cost above that threshold. LPC applications are submitted through Portico, the LPC’s online portal, separately from and in addition to any DOB filing.
For high-value commercial projects, total DOB fees can reach tens of thousands of dollars. PermitPlace provides a detailed fee estimate as part of every pre-filing consultation.
DOB NOW: How to File NYC Building Permits Online
DOB NOW: Build — NYC’s Official Permit Portal
DOB NOW is the NYC Department of Buildings’ digital platform for submitting, reviewing, tracking, and paying for building permit applications. It has replaced the legacy BIS (Buildings Information System) and in-person counter filings for virtually all project types in all five boroughs.
Public portal: Access DOB NOW
DOB NOW consists of three primary modules:
- DOB NOW: Build — all building and trade permit applications (NB, Alt-1, Alt-2, Alt-3, EL, PL, EV, SP)
- DOB NOW: Safety — Local Law compliance filings including FISP (Local Law 11), elevator safety reports, and boiler inspections
- DOB NOW: Licensing — contractor and design professional license registrations and renewals
Account Setup: NYC.ID and eFiling Registration
As of June 3, 2024, DOB NOW requires an NYC.ID account for all users. Create your NYC.ID account at nyc.gov before logging into DOB NOW. All design professionals, contractors, and building owners who file permits must also complete a separate eFiling registration at a810-efiling.nyc.gov. Once your eFiling account is linked to your NYC.ID, you can access DOB NOW: Build to begin filing. Step-by-step registration instructions are available at nyc.gov/dobnowtips.
Step-by-Step: Filing a Building Permit in NYC
Pre-Filing Preparation
Your licensed RA or PE prepares architectural plans, structural drawings (if applicable), energy compliance documentation (NYC Energy Conservation Code), and a zoning analysis. Gather the property’s Block and Lot number, the existing Certificate of Occupancy, and any prior DOB job numbers that affect the property. Confirm whether your building is in a historic district (requiring an LPC pre-approval) or within a Special Flood Hazard Area (requiring additional code compliance).
Create Job Filing in DOB NOW: Build
Log into DOB NOW: Build, select the permit type (NB, Alt-1, Alt-2, etc.), enter the property address and Block/Lot number, and describe the full scope of work. The system automatically generates a unique Job Filing Number (JFN) that tracks the application through its entire lifecycle from pre-filing through final sign-off.
Select Filing Pathway: Standard Review or Professional Certification
Choose between Standard Plan Review—where a DOB plan examiner reviews your documents and issues objections—or Professional Certification (Pro Cert), where your RA or PE certifies compliance and the application bypasses examiner review entirely. This selection must be made at the time of pre-filing and cannot be changed after submission. Pro Cert dramatically reduces timelines (see table below).
Upload Drawings and Technical Documents
Upload all required drawings, the Statement of Special Inspections (if required), energy compliance reports, an owner’s representative authorization (if filing through an agent), and any required pre-approvals from other city agencies: NYC FDNY, NYC DOT, NYC DEP, MTA/NYC Transit, or the Landmarks Preservation Commission.
Pay Filing Fees
DOB NOW calculates fees automatically based on your entered project data. Payment is made through the portal via ACH bank transfer or credit card. Under Local Law 128/2024 (effective December 21, 2025), the minimum fee for any permit application is $130. Payment timing depends on permit type and whether the project will result in a new or amended CO (see fee table above).
Plan Examination or Pro Cert Approval
Under Standard Review, a DOB plan examiner reviews submitted documents and issues objections that must be resolved in writing before approval can proceed. Average review time in 2024 was 8–12 weeks. Under Professional Certification, if all required documents are complete and the filing is fully compliant, the application is approved at the end of data entry—often within days rather than months.
Permit Issuance and Posting
Once approved, the construction permit is issued through DOB NOW and must be posted prominently at the job site before any work begins. The permit card must remain visible throughout the duration of construction. Beginning work before a permit is posted is a DOB violation subject to immediate Stop Work Order and fines.
Inspections, Sign-Offs, and Certificate of Occupancy
Schedule required DOB progress inspections through DOB NOW. Upon project completion, all required trade sign-offs (structural, electrical, plumbing, FDNY, elevator, sprinkler) must be cleared in the system. For projects requiring a CO or amended CO, the DOB conducts a final inspection before issuing the Certificate of Occupancy. Alt-2 projects close with a Letter of Completion.
Professional Certification vs. Standard Plan Review: Timeline Comparison
| Filing Pathway | Alt-2 Timeline | Alt-1 Timeline | New Building Timeline |
|---|---|---|---|
| Standard Plan Review (DOB examiner) | 4–8 weeks | 3–4 months | 4–12+ months |
| Professional Certification (Pro Cert) | Days to 2 weeks | 3–4 weeks | 4–8 weeks |
Pro Cert is one of the most powerful time-saving tools available for NYC construction projects. Licensed RAs and PEs who use Pro Cert self-certify that plans comply with all applicable codes and zoning without waiting for a DOB examiner. The tradeoff: the design professional assumes full legal responsibility for compliance, and Pro Cert filings are subject to random DOB audits. PermitPlace’s NYC team can advise on when Pro Cert is the right strategy for your project.
NYC Department of Buildings Borough Offices
All five NYC boroughs have dedicated DOB offices for in-person consultations, document submissions, and customer service. Office hours are Monday through Friday, 8:30 AM to 4:00 PM for in-person service; phone lines are open until 4:30 PM. Buildings After Hours service is available on the first and third Tuesday of each month from 4:00 PM to 7:00 PM.
Manhattan Borough Office
- Address: 280 Broadway, 1st Floor (Customer Service)
3rd Floor (Borough Commissioner’s Office)
New York, NY 10007 - Phone: (212) 393-2615
- Borough Commissioner: John Raine, RA
- Hours: Mon–Fri, 8:30 AM–4:00 PM
Brooklyn Borough Office
- Address: 210 Joralemon Street, 8th Floor
Brooklyn, NY 11202 - Phone: (718) 802-3675
- Hours: Mon–Fri, 8:30 AM–4:00 PM
Bronx Borough Office
- Address: 1932 Arthur Avenue, 5th Floor
Bronx, NY 10457 - Phone: (718) 579-6920
- Hours: Mon–Fri, 8:30 AM–4:00 PM
Queens Borough Office
- Address: 120-55 Queens Boulevard
Kew Gardens, NY 11424 - Phone: (718) 286-0600
- Hours: Mon–Fri, 8:30 AM–4:00 PM
Staten Island Borough Office
- Address: 10 Richmond Terrace Borough Hall, 2nd Floor
Staten Island, NY 10301 - Phone: (718) 816-2300
- Hours: Mon–Fri, 8:30 AM–4:00 PM
For general inquiries, call 311—NYC’s universal city services number—and ask for the Department of Buildings. For building-specific complaints, search any NYC address at nyc.gov/buildings using the BIS public portal to see current violations, permits, and inspections on record.
What Does NOT Require a Building Permit in New York City?
New York City has some of the most comprehensive permit requirements of any city in the United States. NYC Administrative Code Section 28-105.4 defines work exempt from DOB permits, and the list is intentionally narrow. When in doubt, assume a permit is required and verify with a licensed design professional or the DOB before proceeding.
Work generally exempt from DOB permit requirements includes:
- Interior painting and surface treatments: Painting walls, ceilings, and trim; applying wallpaper; staining woodwork. No permit required.
- Floor finishing: Refinishing or replacing floors (hardwood, carpet, tile, laminate) in existing spaces without structural work. No permit required.
- Cabinet and shelving installation: Installing kitchen or bathroom cabinets, built-in bookshelves, and similar millwork. No permit required.
- Patching and plasterwork: Ordinary maintenance patching of existing plaster or drywall. No permit required.
- Minor repairs: Ordinary maintenance that does not affect structural, health, fire, or operational safety of the building under NYC Administrative Code Section 28-105.4.5. No permit required.
- Like-for-like fixture replacement: Replacing plumbing or electrical fixtures in the exact same location with equivalent fixtures may be considered ordinary repair under certain conditions. Consult a licensed master plumber or electrician to confirm for your specific situation.
- Emergency work: Licensed contractors may begin emergency work (gas leaks, structural emergencies, heating failures) before obtaining a permit, provided the application is filed within a short time after commencement.
NYC Building Code, Zoning Resolution, and Key Regulations
The 2022 NYC Building Code
New York City adopted the 2022 NYC Building Code effective November 7, 2022. While based on the International Building Code (IBC), the NYC code is substantially amended to address the city’s unique density, high-rise construction, mixed-use environment, and legacy building stock. New York City maintains its own standalone building code rather than adopting the IBC wholesale, and it is updated on a separate cycle from the state code. The 2022 code introduced changes related to exterior wall inspection, accessibility standards, structural inspection protocols, energy efficiency requirements, and coordination with the NYC Electrical and Plumbing Codes.
Buildings may generally comply with either the 2022 NYC Building Code or, in certain circumstances, the prior 2014 NYC Building Code, depending on the initial filing date of the application.
NYC Zoning Resolution
Before any permit application can be approved, the proposed work must comply with the NYC Zoning Resolution, which establishes use districts (residential R1–R10, commercial C1–C8, manufacturing M1–M3), floor area ratios (FAR), height limits, setback requirements, and parking rules across 14 Articles and 11 Appendices, plus 126 zoning maps.
In December 2024, the NYC City Council passed the “City of Yes for Housing Opportunity” zoning amendment, estimated to enable creation of over 82,000 new housing units citywide. Key provisions include accessory dwelling unit (ADU) legalization in one- and two-family residential districts and a new basement and cellar dwelling legalization program in certain community districts. Projects filed on or before December 5, 2024, that received DOB approval for a foundation, new building, or alteration by December 5, 2025, may continue under the prior zoning rules.
NYC Fire Department (FDNY) Concurrent Review
The FDNY has concurrent jurisdiction over fire protection systems in New York City. Sprinkler and standpipe applications must receive FDNY approval in addition to DOB permits. Places of Assembly (PA) applications trigger mandatory FDNY plan review. Fire alarm systems require a separate FDNY filing through the FDNY online portal, independently of the DOB process.
Other Agency Approvals Required Before DOB Permit Issuance
| Agency | When Required | How to Apply |
|---|---|---|
| NYC Landmarks Preservation Commission (LPC) | Any work on a landmarked building or within a historic district | Portico online portal (nyc.gov/lpc) |
| NYC Department of City Planning (DCP) | Variances, special permits, large-scale developments requiring ULURP | DCP online portal; public review process required |
| NYC Department of Transportation (DOT) | Work affecting public streets, curb cuts, construction staging | HIQA / DOT permitting portal |
| NYC Department of Environmental Protection (DEP) | Water/sewer connections, contaminated site work | DEP online applications |
| MTA / NYC Transit | Excavation or construction near subway tunnels, ventilation shafts | Direct coordination with MTA Real Estate |
| NYC Department of Buildings – Special Inspection Agency | High-rise, complex structural, or special inspection required work | Filed through DOB NOW as part of main application |
Local Law 97: NYC Building Emissions Compliance
Local Law 97 of 2019, part of New York City’s Climate Mobilization Act, is one of the most far-reaching building regulations in the city’s history. It applies to most buildings over 25,000 gross square feet and mandates significant reductions in greenhouse gas emissions—40% below 2005 levels by 2030 and 80% by 2050, with a net-zero target for 2050.
| Compliance Period | Key Date | Requirement |
|---|---|---|
| First compliance period begins | January 1, 2024 | Emissions limits take effect for covered buildings |
| First annual report deadline | May 1, 2025 | Compliance reports submitted to the DOB |
| Retrofit work completion | May 1, 2026 | Complete all work needed to meet 2024–2029 limits |
| 2030–2034 period planning | May 1, 2028 | DOB-approved work plans in place for stricter 2030 limits |
| Second compliance period begins | January 1, 2030 | Stricter limits; up to 80% of covered buildings require upgrades |
| Net-zero goal | 2050 | Deep energy retrofits required across most large NYC buildings |
Buildings exceeding their emissions limits face penalties of $268 per metric ton of CO&sub2; equivalent above the threshold, plus $0.50 per square foot per month for late annual reporting. For a non-compliant 100,000 sq ft office building, annual penalties can exceed several hundred thousand dollars.
LL97 compliance typically requires capital improvement projects—HVAC upgrades, building envelope work, window replacements, and electrification—that trigger DOB permits. PermitPlace can coordinate the full permitting process for LL97 retrofit scopes alongside your compliance strategy.
Facade Inspection Safety Program (FISP / Local Law 11)
The NYC Facade Inspection Safety Program (FISP), enacted as Local Law 11, requires that all NYC buildings over six stories have their exterior facades inspected every five years by a DOB-qualified Qualified Exterior Wall Inspector (QEWI)—a licensed Professional Engineer (PE) or Registered Architect (RA) in good standing. Following inspection, the building must be classified in one of three categories:
- Safe: No action required until the next inspection cycle.
- Safe with a Repair and Maintenance Program (SWARMP): Conditions requiring repair within the current cycle.
- Unsafe: Immediate action required; owner must complete repairs within 30 days or obtain a DOB extension (typically 90 days, provided adequate safety measures are in place).
FISP Cycle 10 commenced February 21, 2025 and runs through February 21, 2030. Deadlines are determined by the last digit of the building’s tax block number:
| Sub-Cycle | Block Numbers Ending In | Filing Window |
|---|---|---|
| Sub-cycle A | 4, 5, 6, or 9 | February 21, 2025 – February 21, 2027 |
| Sub-cycle B | 0, 7, or 8 | February 21, 2026 – February 21, 2028 |
| Sub-cycle C | 1, 2, or 3 | February 21, 2027 – February 21, 2029 |
Buildings with unresolved SWARMP conditions from Cycle 9A will automatically default to Unsafe status at the close of Sub-cycle 10A (February 21, 2027), at which point DOB violations will be issued and fines will begin accruing rapidly. Any facade repair work identified through FISP inspections requires DOB permits and typically involves scaffold installation, FDNY notification, and public sidewalk protection permits from DOT.
Five-Borough Permit Considerations
While the DOB administers a single set of rules citywide, the practical experience of permitting varies by borough due to differences in building stock, application volume, and local regulatory complexity.
Manhattan
Manhattan processes the highest volume of permit applications in the city. High-rise construction, co-op and condo alteration rules, Landmarks Preservation Commission requirements (approximately half of Manhattan’s buildings are within or adjacent to historic districts), and proximity to subway infrastructure make Manhattan permits among the most complex in the country. Major Manhattan developments routinely require coordination with ten or more city agencies before a DOB permit is issued.
Brooklyn
Brooklyn has seen explosive construction growth, with brownstone renovation permits, new multi-family residential development, and commercial buildouts throughout neighborhoods like Downtown Brooklyn, DUMBO, and Williamsburg generating one of the highest permit volumes of any borough. The Brooklyn borough office at 210 Joralemon Street processes a large proportion of residential Alt-2 and Alt-1 applications.
Queens
Queens is NYC’s most diverse borough by land use, encompassing large areas of one- and two-family homes, commercial corridors, and industrial districts. The City of Yes zoning reforms have significant implications for ADU and basement apartment legalization in Queens’ lower-density residential neighborhoods.
The Bronx
The Bronx has a high volume of affordable housing construction, gut rehabilitation of multi-family residential buildings, and Special Flood Hazard Area (SFHA) considerations in coastal areas near the Hudson River, Harlem River, and Long Island Sound. Projects in SFHA zones must comply with the NYC Flood Resilience Zoning Text Amendment, which imposes elevated foundation and floodproofing requirements.
Staten Island
Staten Island has the largest proportion of detached single-family homes of any NYC borough. It is also the borough most extensively affected by post-Hurricane Sandy (2012) flood zone regulations. Many properties are subject to elevated foundation requirements and FEMA Substantial Improvement / Substantial Damage rules, which can trigger extensive building code compliance upgrades even for moderate renovations in flood zones.
How PermitPlace Helps with NYC Building Permits
NYC Permit Expediting from PermitPlace
New York City’s permitting process is among the most complex in the United States. PermitPlace’s NYC permit expediting team has deep experience navigating the DOB’s multi-trade, multi-agency process for commercial tenant improvements, residential renovations, new construction, Local Law 97 retrofits, and FISP compliance repairs.
- Pre-filing consultation: permit type determination, fee estimation, and realistic timeline planning
- DOB NOW application management: filing, document uploading, and fee payment coordination
- Plan examination support: responding to DOB objections and resolving examiner comments
- Multi-agency coordination: FDNY, LPC, DOT, DEP, and MTA concurrent filings
- Professional Certification strategy: when Pro Cert saves time and when standard review is the safer path
- Inspection scheduling and trade sign-off management
- Certificate of Occupancy and Letter of Completion pursuit
- Local Law 97 retrofit permitting support
- FISP / Local Law 11 facade repair permit coordination
Frequently Asked Questions About NYC Building Permits
What is the NYC Department of Buildings (DOB)?
The NYC Department of Buildings (DOB) is the city agency responsible for enforcing the NYC Building Code, NYC Electrical Code, NYC Plumbing Code, and the NYC Zoning Resolution across all five boroughs. The DOB issues construction permits, conducts inspections, investigates building complaints, and licenses contractors and design professionals working in New York City. Its headquarters and Manhattan borough office are located at 280 Broadway, New York, NY 10007.
How do I file a building permit in New York City?
Building permits in New York City are filed through DOB NOW: Build, the DOB’s online permit platform at a810-dobnow.nyc.gov. You must have both an NYC.ID account and a DOB eFiling account to access the system. NB, Alt-1, and Alt-2 applications must be filed by a Registered Architect (RA) or Professional Engineer (PE). Certain minor Alt-3 applications can be filed by property owners directly. Trade permits (electrical, plumbing, elevator, sprinkler) must be filed by the respective licensed master tradesperson.
How long does it take to get a building permit in NYC?
NYC permit timelines vary significantly by type and filing pathway. Under Professional Certification (Pro Cert), Alt-2 permits can be approved in days to two weeks and Alt-1 permits in three to four weeks. Standard plan review by a DOB examiner typically takes four to eight weeks for Alt-2, three to four months for Alt-1, and four to twelve or more months for new buildings. The DOB processed over 175,000 applications in 2024 with an average standard review time of eight to twelve weeks.
What is Professional Certification (Pro Cert) in NYC?
Professional Certification (Pro Cert) is a NYC DOB program that allows licensed Registered Architects (RA) and Professional Engineers (PE) to certify that their plans comply with all applicable laws, bypassing DOB plan examination entirely. Pro Cert dramatically reduces permit timelines from months to weeks or even days. The design professional assumes full legal responsibility for code compliance, and Pro Cert applications are subject to random DOB audits. Pro Cert must be selected at the time of initial filing and cannot be changed afterward.
Do I need a permit to renovate my NYC apartment?
In most cases, yes. NYC requires a DOB permit for work involving structural changes, plumbing relocation, electrical upgrades, HVAC modifications, or any changes to walls, floors, or ceilings beyond cosmetic finishes. Purely cosmetic work—painting, floor refinishing, cabinet installation, tile work—generally does not require a DOB permit. However, co-op and condo boards typically require board approval and licensed contractor documentation for any renovation, regardless of whether the DOB requires a permit. Always check your building’s alteration agreement first.
What is a Certificate of Occupancy (CO) in New York City?
A Certificate of Occupancy (CO) is a legal document issued by the NYC DOB certifying that a building or space complies with the NYC Building Code and is legally approved for its stated use and occupancy classification. New buildings always require a CO before they can be occupied. Major alterations (Alt-1) that change a building’s use, egress, or occupancy also require a new or amended CO. Alt-2 work typically closes with a Letter of Completion (LOC) rather than a new CO. Occupying space without a required CO is a violation subject to substantial DOB fines.
What is the difference between Alt-1 and Alt-2 in NYC?
An Alt-1 permit is required for major alterations that change a building’s use, egress, or occupancy classification; it results in a new or amended Certificate of Occupancy. Common Alt-1 projects include warehouse-to-residential conversions, adding new apartments, or reconfiguring means of egress. An Alt-2 permit covers standard interior renovations—commercial fit-outs, apartment gut renovations—that do not change use, egress, or occupancy. Alt-2 results in a Letter of Completion, not a new CO. Most NYC commercial tenant improvements are filed as Alt-2.
Do I need a permit to finish a basement in New York City?
Yes. Creating a habitable space in a basement or cellar in NYC requires a DOB permit and must comply with minimum ceiling height requirements, egress window requirements, ventilation standards, and waterproofing under the NYC Building Code. The December 2024 City of Yes zoning reforms introduced a legalization program for basement and cellar dwelling units in certain community districts that previously prohibited them—but even legalized units require full DOB permits, inspections, and final approval before they can be legally occupied.
What is Local Law 97 and does it apply to my building?
Local Law 97 (LL97) applies to most NYC buildings over 25,000 gross square feet. It requires reducing greenhouse gas emissions 40% by 2030 and 80% by 2050 versus 2005 levels. The first compliance period began January 1, 2024. Buildings must submit annual emissions reports to the DOB by May 1 each year. Buildings exceeding their limits face penalties of $268 per metric ton of CO2e over the threshold, plus $0.50 per square foot per month for late reporting. Most covered buildings will need HVAC upgrades, insulation improvements, or electrification projects—all of which require DOB permits.
What is FISP (Local Law 11) and does my building need a facade inspection?
The Facade Inspection Safety Program (FISP), known as Local Law 11, requires NYC buildings over six stories to have their exterior facades inspected every five years by a Qualified Exterior Wall Inspector (QEWI)—a licensed PE or RA. After inspection, buildings are classified as Safe, SWARMP (repairs required within the cycle), or Unsafe (repairs required within 30 days). FISP Cycle 10 began February 21, 2025. Filing deadlines depend on the last digit of your building’s tax block number. Any required facade repairs need DOB permits.
Do landmarked buildings in NYC require special permits?
Yes. Buildings in any of NYC’s 143 historic districts, or individually landmarked properties, must obtain approval from the NYC Landmarks Preservation Commission (LPC) before most exterior and significant interior work can proceed. The LPC issues Certificates of Appropriateness (COA) for significant changes (requires a public hearing), Certificates of No Effect (CNE), Permits for Minor Work (PMW), and Expedited Certificates of No Effect (XCNE). LPC applications are filed through the Portico online portal. Staff-level permits may be issued in under two weeks; a full COA public hearing can take several months.
How much does a building permit cost in New York City?
NYC building permit fees range from a $130 minimum for minor Alt-3 or simple trade permits up to tens of thousands of dollars for large new building applications. New building fees are per square foot: $0.06/sq ft for 1–3 family homes; $0.26/sq ft for buildings under 7 stories and under 100,000 sq ft; $0.45/sq ft for larger buildings. Alteration fees are calculated on the estimated cost of construction using a sliding scale per NYC Administrative Code Table 28-112.2. As of December 21, 2025, the minimum fee for any application is $130 under Local Law 128/2024.
What happens if you do construction without a permit in NYC?
Performing construction without a required DOB permit in New York City results in serious consequences. The DOB can issue an immediate Stop Work Order, halting all activity. Civil fines start at $2,500 for a first offense and escalate sharply for repeat violations. Unpermitted work creates title issues that can delay or block real estate transactions. The DOB typically requires a retroactive “as-built” filing, full plan examination, and all required inspections before the violation can be closed. In some cases, the DOB may require partial or full demolition of unpermitted work that cannot be legalized.
Can a property owner pull their own building permit in NYC?
For most NYC permit types, no. NB, Alt-1, and Alt-2 applications must be filed by a licensed Registered Architect (RA) or Professional Engineer (PE)—property owners cannot file these applications directly. Homeowners may be able to file certain simple Alt-3 applications (such as a construction fence or single-trade minor alteration) without a design professional, but the work must still comply fully with the NYC Building Code. Licensed master electricians, plumbers, and elevator agencies must file their respective trade permits independently.
What is DOB NOW and how do I register for it?
DOB NOW is the NYC Department of Buildings’ online platform for filing and managing permit applications. It includes DOB NOW: Build (permit applications), DOB NOW: Safety (Local Law compliance filings), and DOB NOW: Licensing (contractor and professional license management). To register, first create an NYC.ID account at nyc.gov. Then complete the eFiling registration at a810-efiling.nyc.gov. Once your NYC.ID and eFiling accounts are linked, access DOB NOW: Build at a810-dobnow.nyc.gov to begin filing. Step-by-step guides are available at nyc.gov/dobnowtips.
Additional NYC DOB Resources
- NYC Department of Buildings Official Website
- DOB NOW Public Portal
- DOB Borough Office Locations and Hours
- Do I Need a Permit? (NYC DOB)
- Professional Certification Program (NYC DOB)
- Local Law 97 Information (NYC DOB)
- Facade Inspection Safety Program / Local Law 11 (NYC DOB)
- NYC Landmarks Preservation Commission Applications
- NYC Zoning Resolution (NYC Planning)
- DOB NOW: Build Information Page
