Construction & Alteration Permits

Not all homeowners are aware that all but minor renovations require obtaining permits from the NYC Department of Buildings, your Cooperative or Condominium and, in some instances, even the NYC Landmarks Preservation Commission. One of the requirements these entities have is the submission of drawings approved by a licensed architect or a professional engineer in order to make sure all work will be done following the NYC Building Code. At Brace, we specify the requirements associated with the permit obtaining process and include it as part of our services—or help you with the process.

The NYC Buildings Departments has its own requirements, which are described in great detail at http://www.nyc.gov/html/dob/html/
applications_and_permits/permits_howto.shtml.
An Application Filing and Permit Process Fact Sheet
in PDF format can also be obtained at http://www.nyc.gov/html/dob/downloads/pdf/
permit_factsheet.pdf.

In summary, the NYC Department of Buildings highlights six steps that have to be followed in order to obtain a work permit. As follows:

1. Pre-filing application consisting of 3 set of drawings, PW-1 form and asbestos form at DOB Borough Office

2. Applicant submits the application folder to the DOB cashier and pays the required fee

3. DOB enters application and submits it to plan examiner

4. DOB reviews application. If the work is approved the plan examiner stamps and signs the 3 sets of approved plans. If disapproved, applicant needs to make and appointment and resolve objections

5. Record Room clerk at DOB perforates the plans and forms and returns them to the applicant, who needs to microfilm the plans and forms and deliver them to the Record Room

6. Applicant submits the approved folder to the DOB permit clerk who checks for any fees due and valid insurance before producing the permit

7. Some applications require a new or amended Certificate of Occupancy. The remaining applications simply need to be signed off after the work has been completed

If you own an apartment in a Condominium or Cooperative, renovation work generally requires what is known as an Alteration Agreement. The unique purpose of an Alteration Agreement is that of stipulating what, where, when and how construction work is to be performed in the premises and is typically entered into between the shareholder of a co-op or unit owner of a condo and the co-op or condo board or its managing agent. Most of the provisions contained in an Alteration Agreement are there to protect the condo or co-op and its residents from claims arising from construction and renovation projects. Two of the primary ways that the owner can protect itself and the building from liability arising from renovations are (1) the construction and renovations company having all the necessary commercial liability and workers compensation insurances, and (2) for the owner and the construction and renovations company to understand all the requirements stipulated in the Alterations Agreement and to follow them.

We at Brace have the experience and resources available to expedite the process of obtaining all the permits required by the Department of Buildings, Landmarks Preservation Commission and Condominiums and Cooperatives.

For more information or to receive a free consultation, please contact us today at info@BraceLLC.com or call us at 1-347-850-3279.