Building Permits in NYC: How to Make a Renovation Legal

Renovating a property in New York City can be a rewarding venture, transforming spaces to better meet your needs and potentially increasing property value. However, the path to achieving your renovation dreams is paved with a complex web of regulations and requirements. Understanding renovation approvals and permitting is essential to navigate this intricate landscape successfully. With NYC's stringent building codes and oversight from the Department of Buildings (DOB), knowing what permits you need, how to apply for them, and what to expect during the process can save you time, money, and headaches. This guide will walk you through the critical aspects of renovation approvals and permitting in NYC, ensuring you're well-prepared for your renovation journey.

Renovation approvals and permits are essential to ensure safety, compliance with building codes, and adherence to zoning laws. Permits are required for most renovation projects, from minor updates to major structural changes. They help prevent unsafe construction practices and protect property values. Understanding which permits are needed for your project and the approval process is crucial for a smooth renovation experience.

What types of building permits are in effect in NYC?

In New York City, there exist three primary categories of construction permits:

• New Construction Permit (NB): This permit is required for projects focused on erecting a completely new building.

• Alteration-CO Permit (Alt-CO): This permit is necessary for projects that either entail constructing a new building or significantly modifying an existing structure in ways that impact its purpose, means of escape, or occupancy.

• Alteration Permit (Alt): This permit covers projects that encompass various types of work but do not involve alterations that affect a building's use, means of escape, or occupancy.

DOB requires different permits depending on the scope of your renovation:

• Alteration Type I Permits: Required for major changes, including modifications that affect the use, occupancy, or egress of a building. This might involve converting a single-family home into a multi-family unit.

• Alteration Type II Permits: Needed for moderate changes that do not impact the building’s use, occupancy, or egress. Examples include interior renovations with changes of the layout or major room remodels.

• Alteration Type III Permits: For minor changes that do not affect use, occupancy, or egress, such as installing a new roof or repairing a facade.

Each type of permit ensures that renovations comply with NYC building codes and regulations.

Before commencing work, it is necessary for a Professional Engineer (PE) or Registered Architect (RA) licensed in New York State to submit plans and obtain permits by the DOB.

Additionally, Limited Alteration Applications (LAA) may be needed for submitting plumbing work, sprinkler piping replacement/repairs, and oil burner installations that do not involve any construction activities. Electrical permits are needed for any electrical work.

In some cases you will have to get an OP-128 form. In fact, it is not a permission document itself, but a confirmation that your plumbing works don’t require any permit. For example, replacing fixtures in current spots or installing new dishwashers.

For certain types of properties, even more permits are required:

• Landmark Buildings: If your property is landmarked (nearly 20% Manhattan buildings are), you’ll need Landmark approval from the Landmarks Preservation Commission (LPC) in addition to standard permits. This ensures that renovations preserve the building’s historical character.

• Historic Districts: Similar to landmarked buildings, properties in historic districts require LPC approval to maintain the district's aesthetic integrity. Specific guidelines must be followed to keep renovations consistent with the historic context.

• Co-op and Condo Boards: Renovations in co-op and condo buildings often need board approval. These boards have their own rules and requirements, which can include additional documentation and compliance with building policies.

Too busy to look into it? Leave the paperwork to Modern Citi Group. Contact +1 (844) 624-0044 or fill out the form to get started with renovations in NYC.

How long does it take to get a building permit?

Typically, obtaining a building permit in NYC can take anywhere from 1 to 3 months. The duration of the permitting process varies based on the specific type of permit requested.

The current timeframes for the Department of Buildings to assess an initial permit application are:

• Alt1 (standard filing): 3-4 months

• Alt1 (self-certification): 3-4 weeks

• Alt2 (standard filing): 4-6 weeks

• Landmark approval (standard): 4-6 weeks

• Landmark approval (expedited): 4-7 business days

Be sure that your general contractor is ready to complete the renovation project just in time, as most NYC building permits last for one year.

How to get a building permit?

To understand how the permitting process works, the DOB has prepared a step-by-step guide.

What if something goes wrong?

Some projects undergo audits. They occur typically when the architect seeks project approval, involving a DOB plan examiner reviewing plans and conducting an unscheduled site visit to ensure alignment with the drawings. A drawback is that discrepancies may prompt a full plan review by the DOB, potentially leading to requested construction changes even post-completion. Permit filing can also delay project completion due to required inspections at various stages, causing halts until inspections are passed.

Work with a reliable licensed general contractor in NYC

Navigating the renovation approval and permitting process in New York City can be complex, but it's essential for ensuring your project is compliant, safe, and successful. From understanding the different types of permits to addressing special considerations for landmark properties and co-op buildings, being well-prepared can save you time and prevent costly delays. Remember to plan ahead, communicate effectively with all parties involved, and stay informed about the latest regulations. For a smooth renovation journey, consider seeking professional guidance. At Modern Citi Group, we’re here to help you every step of the way, ensuring your renovation project is completed efficiently and up to code.

Call +1 (844) 624-0044 or fill out a request form to start your home updates with us.