NYC Permits FAQ

New Building (NB) for full new construction, Alteration Type 1 (A1) for major alterations changing use/egress/occupancy, Alteration Type 2 (A2) for multiple work types, Alteration Type 3 (A3) for single minor work types, Demolition (DM), plus specialty permits for signs, scaffolding, and electrical work.

DOB NOW is the modern digital filing platform. DOB BIS (Building Information System) is the legacy system with historical records. Both must be checked for complete permit history. RegWatch searches both automatically.

Most permit applications are filed through DOB NOW by a registered design professional (architect or engineer). The application includes architectural plans, scope of work, and required supporting documents. DOB reviews plans and, if approved, issues the permit.

Performing construction, alteration, or demolition work without a DOB permit is a violation. Penalties range from $2,500 (Class 3) to $25,000 (Class 1). The work may need to be removed or properly legalized through a new permit application.

Sign-off means DOB has inspected the completed work and confirmed it meets code. Until sign-off, the permit remains "open." Properties with open permits without sign-off may have incomplete or non-compliant work — a major due diligence red flag.

Permits expire if work does not commence within 12 months or if there is no active work for 12 months. Expired permits must be renewed. An expired permit without sign-off indicates work was started but not completed or inspected — a significant concern for buyers.

Professional Certification allows registered architects and engineers to certify that plans comply with code, bypassing DOB plan review. This speeds up permit issuance. However, DOB can still audit PC filings and require corrections.

A Letter of Completion (LOC) is issued when DOB confirms all work under a permit has been completed satisfactorily. For Alteration applications, the LOC serves a similar function to a Certificate of Occupancy for new construction.

Enter any NYC address into RegWatch to see all active, approved, and historical permits from both DOB NOW and DOB BIS, including current status, scope of work, and sign-off information.

A TCO allows occupancy while minor work remains to be completed. TCOs must be renewed every 90 days and eventually converted to a final C of O. Properties with expired TCOs may have unresolved compliance issues.

It depends on the scope. Minor cosmetic work (painting, flooring, fixtures) generally does not require a permit. Work involving structural changes, plumbing, electrical, HVAC, or layout modifications typically requires a permit.

An objection sheet lists DOB's comments and required corrections during plan review. The applicant must address all objections before the permit can be approved. Multiple rounds of objections can significantly delay permit issuance.

Open permits do not legally prevent a sale, but they are a due diligence concern. Buyers and their attorneys typically want open permits resolved or escrowed for. Lenders may require permit closure before approving financing.

DOB audits professionally certified (PC) applications by reviewing plans after permit issuance. If code violations are found, DOB issues audit objections requiring corrections. Failure to comply can result in permit revocation and violations.

Timelines vary significantly. Professional Certification can yield permits in days to weeks. DOB-reviewed applications typically take 4-12 weeks for initial review, with additional time for addressing objections. Complex projects can take months.

Yes. RegWatch portfolio monitoring alerts you when permits are issued, approved, expire, or receive sign-off on properties you track. This is valuable for tracking construction activity and compliance.