Plan Submission and Review
Most construction work requires a permit from the Department of Buildings. Before a permit can be obtained, typically plans are filed on the owner’s behalf by a New York State licensed Professional Engineer (PE) or Registered Architect (RA), often referred to as a Registered Design Professional (RDP). These plans are reviewed by a Department Plan Examiner to determine compliance with construction codes and zoning for the purpose of ensuring safety and that the proposed use and occupancy is permissible. Alternatively, plans for certain scopes of work can be submitted by the RDP through the Department’s Professional Certification Program, also known as Pro-Cert, where plans are not reviewed by DOB and the RDP certifies that the proposed construction work complies with all applicable laws, codes, and regulations. The Department conducts audits of professionally certified applications to ensure compliance. Larger scopes of work such as the construction of a new building and the expansion or demolition of an existing building require the hiring of a Department-licensed safety professional and the submission of a Site Safety Plan to the Department for its review and approval. There are some types of work that do not require an RDP to submit plans for approval. This generally includes electrical work, which must be performed by a Department-licensed electrician, and Limited Alteration Applications (LAA), which includes minor plumbing work that is filed by a Department-licensed plumber, fire suppression contractor, or fuel burner installer.
Permit Issuance
Once the plans are approved, the contractor must request a permit to perform the work. The contractor must file a permit application to obtain a permit. Currently permits can be obtained within two business days of the request. Electrical and Limited Alteration Application (LAA) permits are issued at the time the permit application is submitted to the Department. Construction work requiring a permit must be performed with a permit. Failure to obtain a permit will result in the issuance of a Work Without a Permit Violation and a Stop Work Order, which require resolution and carry significant financial penalties. Violations for Work Without a Permit are issued to the property owner.
Inspections
Once the work is completed, the contractor requests a Development Inspection from the Department in DOB NOW: Inspections or depending on the type of work, an RDP can perform and certify the final inspection. These inspections are performed to ensure the work was performed safely Page 4 of 38 and in keeping with the approved plans. Once an inspection passes or is certified by an RDP, the job status will be complete (signed off), or the owner or the RDP can request a Letter of Completion or can apply for a new or amended Certificate of Occupancy. Additionally, for certain projects involving structural, fire-protection, plumbing, or mechanical work, there are inspections that need to be performed by a Department-approved Special Inspector.
DOB NOW is the Department’s self-service online tool that allows owners, design professionals, licensees, and filing representatives to submit applications, make payments, schedule appointments, check the status of an application or inspection, pull permits, and make renewals. Most permits are obtained through DOB NOW: Build. During the transition of all permit applications to the DOB NOW system, permit renewals for jobs in the Buildings Information System (BIS) and some applications remain in the eFiling system.
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