Submit the new Zoning Diagram (ZD1), PW1, Schedule A, Form TR2 & TR3 and obtain approval
Agency: New York City Department of Buildings (DOB)
BuildCo must submit the Zoning Diagram (ZD1), PW1 and Schedule A. PW1 Plan/Work Approval Application must include information about the project such as a description, intended location, etc. However, separate PW1 applications must be filed for:
- General construction
- Sprinkler protection
- Fire alarm
- Standpipe System
- Boiler
- Plumbing
- Pavement
- Foundation and earth work
- Electrical
- Elevator/lift (to comply with law on disability)
For Forms TR2 and TR3, the director of the licensed concrete laboratory must provide his/her name, sign and date the report, and place his/her seal in the space provided identifying responsibility of conducting the testing in accordance with Building Code 1905.6 and Building Code 1704.1.
Time and cost: 30 days, USD 2,040
Request and obtain plan approval from the New York City Department of Buildings (DOB)
Agency: New York City Department of Buildings (DOB)
The applicant must be either a Registered Architect (RA) or a Professional Engineer (PE) to submit the plans. The Department of Buildings (DOB) reviews construction plans to ensure that they comply with the Building Code and meet current safety standards and zoning requirements. Once plans are approved, a contractor or contractor’s representative may apply for a construction work permit.
Simple projects, as in the case of BuildCo, can opt for a fast-track service offered by the New York City Department of Buildings (DOB), called the Professional Certification Program. The program, introduced in 1996, enables registered architects and professional engineers to certify, through an affidavit signed by the owner, contractor, and all responsible professionals (architects, engineers, plumbers, and the like) that the plans they file with the department are in compliance with all applicable laws. This reduces the amount of time a builder normally would wait for a DOB permit by eliminating the process of DOB examination and approval of the plans.
The professional certification must be submitted at the time of pre-filing and in advance. A professionally certified application goes through the same pre-filing, payment, and data entry process as normal applications:
- Information on the availability of a public sewer system
- If a private sewage treatment plant is proposed, evidence of submission of plans for approval of such a plant to the department of environmental protection and the department of health as required by law
- The lot diagram showing compliance with the zoning resolution
- The foundation plans
- The floor and roof plans showing compliance with exit requirements
- The detailed architectural, structural, and mechanical drawings
- General description of the proposed work
After analyzing the plans (assuming that all required documents are present), the DOB approves the application at the end of data entry.
A professionally certified application does not go through plan examination. The applicant can check the application status by using the Buildings Information System and, upon approval, can retrieve the application folder from the DOB to apply for a permit. Twenty percent of all professionally certified applications are selected for audit within 10 days of first permit issuance. The audits for new projects may take place within 30 days after the application is issued.
The overall time of application clearance is 5 days on average.
According to the 2008 Building Code No. 26 – 212, the fee for the new building permit is USD 0.26 per square foot. The plumbing permit and foundation fee are calculated inside the above flat rate.
The Building Code says that “fifty percent of the total fee for the work permit, but not less than one hundred dollars, or the total fee for the work permit where such fee is less than one hundred dollars, shall be paid by or on behalf of the owner or lessee of the building premises or property affected, and shall accompany the first application for the approval of plans or other statement describing the building work when submitted prior to submission of the permit application; and the whole or remainder of the total fee shall be paid before the work permit may be issued.” Still, most companies of BuildCo’s size would opt to pay the amount upfront, not in two separate transactions. Only for large projects is dividing the amount widespread.
Starting in 2011, the NYC Department of Buildings began accepting digital plans for new buildings. While our contributors have noted that the processing time isn’t any faster in practice than submitting in person, it does allow the applicant more project control and improved accessibility to the plan examiner and inter-agency communications, as well as online tracking of application progress.
Time and cost: 21 days, USD 3,640
Submit application and receive Sewer Availability Certification
Agency: Department of Environmental Protection (DEP)
Sewer certification application must be submitted by a New York State licensed Professional Engineer (PE) or Registered Architect (RA). Applicant submits 6 copies of the application form, signed and sealed by RA/PE, with signed cover letter, fees, attachments and completed checklist to DEP. DEP reviews the application to ensure it is accurate, complete and compliant with applicable DEP rules and regulations. DEP then issues Sewer Certification (valid for 2 years). Once the application is certified, the applicant is notified that it may be picked up from the DEP Borough Water and Sewer Office or it may be mailed upon request.
Time and cost: 21 days, no charge
Master Plumber applies for and receives Sewer Connection Permit
Agency: Department of Environmental Protection (DEP)
The Licensed Master Plumber must apply for a Sewer Connection Permit prior to obtaining the work permit. DEP Bureau of Water and Sewer reviews the permit application for accuracy and completion. Licensed Master Plumber brings stamped DEP permit along with permit fees to to DEP Bureau of Customer Service local office. Once the permit is approved, the Master Plumber can connect to water and sewage at any point during or after construction.
Time and cost: 21 days, USD 2,155
Notarize signatures of contractor and site safety manager on work permit application form, PW2 form and cost affidavit form (PW3 form)
Agency: Notary
The site safety manager must be an employee of BuildCo and possess a valid site safety manager certificate. The cost affidavit must be filed to certify estimated and actual costs, in order to obtain a work permit.
A site safety manager or site safety coordinator must be designated and present at the construction or demolition of a major building in accordance with Section 3310 of the New York Building Code.
Time and cost: 1 day, USD 12
Obtain work permit from the Department of Buildings (DOB)
Agency: Department of Buildings (DOB)
After obtaining the Building permit, the company must request a work permit. The request should be accompanied by a copy of the current insurance policy of workers’ compensation insurance. This procedure must be done by the contractor even if they are not the owner of the land. Different types of work require separate licenses. However, in one application, more than one permit can be requested. For instance, plumbing and construction work permits can be requested in the same application.
For a warehouse, BuildCo must request a new building permit, a plumbing permit, and a foundation and earthwork permit. The request must include the detailed architectural, structural, and mechanical plans. One to two days prior to construction works, the company must notify the DOB by phone.
Time and cost: 1 day, no charge
Submit notice to Department of Buildings on commencement of foundation and earthwork
Agency: New York City Department of Buildings (DOB)
The foundation and earthwork permit shall be issued on the condition that the applicant provides a written notice to the Department of Buildings at least 24 hours, but no more than 48 hours prior to the commencement of the foundation or earthwork.
Time and cost: 1 day, no charge
Notify all the owners of adjacent plots about the works
Agency: Owners of adjacent plots
Notification of adjacent owners, done 5 days prior to excavations for new building foundations, is necessary for obtaining the foundation and earthwork permit.
Time and cost: 1 day, no charge
Request and obtain work permit from the Department of Transportation
Agency: Department of Transportation
A Construction Activity Permit fee costs USD 50.00, and is valid for 90 days unless otherwise stated. Once the 90 days expire, the company buys another work permit for the remaining period of construction. Upon applying, the company gets an account number, and the next day obtains the work permit.
Unless otherwise authorized, permits shall be kept at the work site or designated field headquarters at all times and shall be made available for inspection upon request of any police officer or any authorized employee of the Departments of Environmental Protection, Buildings, Police, and Transportation, or any other city employees specifically authorized by the Commissioner to enforce these rules.
Time and cost: 2 days, USD 50
Receive on-site inspection by the Department of Transportation (DOT) and obtain approval
Agency: Department of Transportation
Approval from the Department of Transportation is granted after inspection.
Time and cost: 1 day, USD 320
Request occupancy certificate from the Department of Buildings (DOB)
Agency: Department of Buildings (DOB)
Upon completion of construction, the company must arrange for DOB inspections. For construction and plumbing, the company should contact the borough office where property is located.
After completion of satisfactory inspections and submission of the required fillings (including inspections reports), DOB issues a new certificate of occupancy that describes the legal use and occupancy of a property.
Each application must be accompanied by an accurate and complete lot survey made by a licensed surveyor. If the certificate of occupancy application is not signed by a professional engineer or registered architect, the form must be notarized by an official notary public.
To obtain the certificate of occupancy, the company must obtain the work permit/approval from the Bureau of Electrical Control, the Department of Environmental Protection, and the Department of Transportation. If these approvals have not yet been granted at the time of applying for the certificate of occupancy, a temporary certificate can be issued. The company then has a year to obtain all the necessary approvals.
If the building does not comply with all the plans and the New York City building code, the company must make the necessary changes. Then the Department of Buildings inspects the warehouse again. This process is repeated until the building complies with all the rules. It is common to have 2 – 3 inspections of this sort. Once the building passes the inspection, the issuance of the certificate of occupancy is immediate.
Time and cost: 1 day, no charge
Receive final inspection by the Department of Buildings (DOB)
Agency: Department of Buildings (DOB)
The inspection takes place after all inspections (electricity, water and sewerage, and transport) have taken place.
Time and cost: 1 day, no charge
Obtain occupancy certificate from the Department of Buildings (DOB)
Agency: Department of Buildings (DOB)
Time and cost: 8 days, USD 100
Receive final inspection by the Department of Environmental Protection (DEP) and obtain approval
Agency: Department of Environmental Protection (DEP)
Approval from the Department of Environmental Protection is granted after inspection.
Time and cost: 1 day, no charge
Receive sewer connection inspection and obtain Certificate of Inspection
Agency: Department of Environmental Protection (DEP)
The licensed master plumber will notify DEP when sewer connection is ready for inspection. The trench must be open for any un-inspected length and all work on pipes, joints etc must be visible. The connection inspection must be scheduled at least 24 hours in advance. DEP will issue Certificate of Inspection after all works are in compliance with the sewer certification. The original Certificate of Inspection is stored with the DEP Burough Water and Sewer Office and a copy is sent to the plumber and DOB.
Time and cost: 1 day, no charge
