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Updated Site Safety Requirements

Posted on November 3, 2017

Local Law 81 of 2017 has added language to § 28-105.12.8 of the NYC administrative code and added a new section to Chapter 33 of the NYC Building Code.

The amendments go into effect next week, November 6, 2017:

The amended language of § 28-105.12.8 of the NYC administrative code requires that site safety plans shall require approval by the DOB where specified in the administrative or building codes.

The new section added to Chapter 33 of the NYC building code states when superintendents are required for construction or demolitions sites and their duties in § 3301.13 and include the following:

  • The construction of a new building;
  • The full demolition of an existing building;
  • An alteration to an existing building that involves a vertical enlargement; a horizontal enlargement; the alteration or demolition of more than 50 percent of the floor area of the building during the course of work over any 12 month period; the removal of one or more floors during the course of work over any 12 month period; work that requires a special inspection for underpinning; or work that requires a special inspection for the protection of sides of excavations; or
  • Other jobs that pose an enhanced risk to the public and property, as determined by the commissioner.
  • This section doesn’t apply to jobs that require a site safety manager or to 1-, 2-, or 3, family buildings.

Superintendents will have responsibilities including, but not limited to:

  • Appointing of an alternate construction superintendent, in the even the primary is unavailable;
  • Cannot be designated as a superintendent for more than 10 jobs;
  • Acting reasonably and responsibly;
  • Visiting a jobsite each day when work is occurring and inspecting every floor where work is occurring;
  • Ensuring there are no unsafe conditions/practices on site.

For more information, see the enacted legislation here.

Holiday Updates

Posted on October 26, 2017

With the holidays fast approaching, we wanted to take a moment to remind all our family and friends of closings and/or construction embargoes so that you can plan accordingly.

The Department of Buildings will be closed for the following upcoming holidays:

  • Election Day Tuesday, November 7, 2017
  • Veterans Day Friday, November 10, 2017
  • Thanksgiving Day Thursday, November 23, 2017
  • Christmas Day Monday, December 25, 2017
  • New Year’s Day 2018 Monday, January 1, 2018

Additionally, be aware that starting Wednesday November 15, 2017, the 2017 Department of Transportation Holiday Construction Embargo will go into effect and last through January 2, 2018.
Routine (non-emergency) work shall not be permitted unless approval from New York City Department of Transportation’s (NYCDOT) Office of Construction Mitigation and Coordination (OCMC) is first obtained. Emergency Street Openings/excavations are not affected by the embargo, but still require an emergency number obtained by the department in compliance with 34 RCNY §2-11.

See memo issued by the DOT here.

To see which streets are effected see DOT’s website here.

Heat Season Reminder

Posted on October 19, 2017

Design cares too

While it may not seem like it, we are a few weeks into the 2017-2018 heat season.  Landlords are required to provide heat for their tenants from October 1 through May 31.

NYC Council passed legislation earlier this year which modified the temperature requirements for buildings providing heat, see Local Law 2017/086 & §27-2029 of the New York City Administrative Code. The daytime requirement, between 6:00 AM and 10:00 PM shall remain the same, requiring that the minimum indoor temperature be 68 degrees Fahrenheit when the outdoor temperature falls below 55 degrees.

However, the minimum overnight temperature, between 10:00 PM and 6:00 AM the minimum indoor temperature must be maintained at least 62 degrees Fahrenheit (up from 55), and this temperature must be maintained regardless of the outdoor temperature (previously only required heating when outside temperature dropped below 40 degrees).

According to HPD’s website, as of October 18, 2017, there have already been 4,136 complaints this season. Make sure that rental properties are being heated adequately to avoid fines which can be between $250-$500 per day for initial violations on a building and between $500-$1,000 per day for each subsequent violation at the same building.

More Info:
Heat and Hot Water

Back to Basics: Water Bottle Fillers for Drinking Fountains

Posted on October 12, 2017

Most building code occupancy classifications require that drinking fountains be provided, per Plumbing Code (PC) Table 403.1, with the exception of restaurants where water is served and most residential occupancies.

In an attempt to reduce the amount of waste, Local Law 55 of 2010 made a significant changes to PC 410, which went into effect on July 1, 2012.

PC 410.1 requires that all such required drinking fountains have both a bubbler faucet and a separate faucet capable of filling a 10″ high container. However, PC 410.2 allows for up to 50 percent of the required drinking fountains to be substituted by dedicated plumbing fixtures with faucets designed for filling a container at least 10 inches in height, provided any such dedicated plumbing fixture is adjacent to or readily visible from the location of a required drinking fountain conforming to PC 410.1.

Water filler

DOB Balcony Regulations

Posted on September 29, 2017

The DOB has recently been ensuring balcony enclosure compliance through required façade inspections. Read more below about the history of balcony enclosures and current compliance options.

On June 17, 1976 the Department of Buildings issued a memorandum on enclosed balconies. The memo allowed the enclosure of balconies with open screening, metal and glass panels, and various other types of light wall assemblies without obtaining permits. Such enclosures were treated temporary in nature and were not counted as floor area.

On October 2, 2011, 1 RCNY §101-14 was amended. The amendment allowed balcony structures to continue to be installed without a permit, but only if the balcony enclosures were less than 40 feet above grade and only for screened enclosures. The rule was also amended to clarify that more permanent weather-resistant enclosure, such as those with windows and solid walls, all require permits. Even though 1 RCNY §101-14 effectively superseded the 1976 memo, the was officially rescinded relatively recently by Buildings Bulletin 2014-024 dated December 3, 2014.

Why does this matter now?

As part of Façade Inspection and Safety Program, buildings more than six stories must have exterior walls and appurtenances inspected every five years. Appurtenances include balconies. Many buildings have not been inspected since the 1976 memo was officially rescinded in late 2014. Qualified Exterior Wall Inspectors are instructed to examine balconies as part of their inspection.

If a screened (non-permanent) balcony exists above a height of 40 feet, evidence will need to be provided showing that such an enclosure was installed prior to October 2, 2011. If evidence cannot be provided, the screening will either need to be removed or a permitted.

Similarly, if a balcony is fully enclosed and has a building notice or permit, it can remain if it is being used per the requirements of the 1976 memo. Otherwise, the inspector shall note as such in the compliance report, notify the building owner of DOB requirements for filing compliance, and either the balcony must be permitted or removed by the next façade inspection cycle. Fully enclosed balconies require an alteration type 1 to be filed; as such enclosures are an increase to floor area.

For more information see:
Design Professional Summary: FISP Requirements for Balcony Enclosures
Owner Summary: FISP Requirements for Balcony Enclosures
Building Bulletin 2014-024
Memo of June 17, 1976
1 RCNY §101-14

DOB NOW: Build Update

Posted on September 22, 2017

As part of an initiative to streamline services the Department of Buildings (DOB) has been incrementally launching self-service online tools for Owners, Design Professionals, Filing Representatives, and Licensees.  Recently antenna and curb cut filings were added to the roster of applications to be filed online.


As of August 28, 2017 all antenna and curb cut filings must be filed online through DOB NOW: Build. Applications submitted to the borough office/HUB are no longer be accepted.

For more information see DOB NOW: Build FAQs.

As a reminder Plumbing, Sprinkler, and Standpipe Job Filings have already gone live on DOB NOW: Build, but it is optional to file online, work can still be filed with the borough office/HUB.

Sidewalk Shed, Fence, Supported Scaffold and Sign filings are targeted to go live October 16, 2017.

City Council Enacts New Law Denying Building Permits to Property Owners that Owe Money to the City

Posted on September 8, 2017

On August 30, 2017, City Council enacted a local law, which does NOT take effect until 120 days after this enactment date, denying certain building permits where outstanding charges are owed to the City. Specifically, the law, which adds a new section to Article 105 Title 28 of the Administrative Code, maintains that NYC Department of Buildings (DOB) may not issue a building permit for a new building, demolition, place of assembly, or Alt-1 application for a property that owes $25,000 or more in “covered arears” to the City or if the owners of such property owe in aggregate $25,000 or more in “covered arrears” to the City.

“Covered arrears” includes (1) unpaid fines, civil penalties or judgments entered by a court or the Environmental Control Board (ECB) and (2) unpaid and past due fees or other charges lawfully assessed by the Commissioner of Buildings. “Covered arrears” does not include though any of these items that are currently in the appeals process.

However, a building permit may be issued if any of the following exceptions apply: Applicant submits a certification from Department of Finance that binding agreements are in force requiring payment of all covered arrears and the owners are in compliance with such agreement

  1. If issuing a permit would correct an outstanding violation of the Administrative Code or any other applicable provisions of law or where such permit is necessary to protect public health and safety as determined by the Commissioner of Buildings.
  2. Permit is issued for a portion of property occupied by a tenant who is not the owner of the property or responsible for the covered arrears owed with respect to the property
  3. Permit is issued for a condominium or co-op within the property in question if owner of such condo/co-op does not owe $25,000 or more in aggregate to the City
  4. The property was subject of a foreclosure judgment in favor of the City and was transferred by the City to a 3rd party
  5. The property is the subject of a court order appointing an administrator in a case brought by HPD
  6. The property is the subject of a loan provided by HPD or NYC Housing Development Corporation (HDC) for the purpose of rehabilitation that closed within the 5 years preceding the application of such permit
  7. HPD or NYC HDC notifies commissioner that a permit is required for participation in a program that involves rehabilitation of such property

Finally, property owners seeking any one of the permits mentioned above, must include in their applications a certification stating whether they owe such covered arrears, a list of all properties for which the owner owes covered arrears and a list of all properties owned by the owner in general, and a description of any of the exceptions if they are so applicable.

DOB can audit at least 25% of such statements submitted under this new section of the Administrative Code each year.

LPC Comments Can Now Be Submitted Online

Posted on August 25, 2017

LPC Comments Can Now Be Submitted Online.

The Landmark Preservation Commission (LPC) oversees the regulation of over 36,000 landmarked buildings and 141 historic districts within New York City.

The LPC identifies potential landmark buildings and historic districts and also oversees applications to make alterations to such buildings.

When such buildings or districts are proposed to be designated or permits are requested to do work on such buildings, there is a public involvement in the form of hearings and subsequent meetings.

The LPC takes written testimony from the public on these buildings and such written testimony can now be submitted online via an online form. All written testimony submitted online must be received by 4:00 PM on the Monday preceding the hearing or meeting.

To see the calendar of LPC’s agenda of meetings & hearings see the Public Hearing agenda and the associated presentation material for the hearings and meetings can be found here.

HPD Property Registration due 9/1

Posted on August 17, 2017

The registration period for property registration with the Department of Housing Preservation & Development (HPD) is currently open.  All property owners of multiple dwellings (3+ residential units) and owners of one- or two-family dwellings where neither the owner nor any immediate family occupies the residence must register by September 1, 2017. This includes owners of hotels and the boards for condominiums and cooperative apartments.

To complete the registration visit NYC HPD Property Registration Online System the appropriate form must be completed, printed, signed, and mailed to HPD.

Failure to register can result in civil penalties ranging from $250 to $500.  Additionally, failure to register a property with three or more units will bar owners from bringing actions of nonpayment against tenants in housing court.

For more information click here.

City Council Adopts East Midtown Rezoning

Posted on August 11, 2017


On Wednesday August 9, 2017, City Council adopted with modifications the proposed zoning text amendment that establishes the East Midtown Subdistrict within the Special Midtown District. The approved Greater East Midtown text amendment can be found on the Department of City Planning’s (DCP)website N 170186(A) ZRM. The East Midtown Subdistrict is a 78-block area running from East 39th Street to East 57th Street, from Third to Madison Avenues.

The East Midtown area is a business hub, already containing 60 million square feet of office space. This amendment increases as of right Floor Area Ratios (FARs) for commercial uses from 12.0 to 15.0 to as high as 18.0 to 27.0 in the East Midtown Subdistrict. Such increased FARs can be achieved in various ways including:

  • The Transfer of Landmarked Development Rights: The rezoned area has roughly 3.6 million square feet of landmarked development rights that can now be more easily transferred. A public realm improvement fund will receive either 20 percent of the value of these air rights sales or $61.49 per square foot-whichever is greater.
  • The Rebuilding of Legally Non-Compliant Floor Area: Existing non-complying buildings that are overbuilt can be completely rebuilt to the same square footage as complying buildings, subject to CPC approval, utilizing the existing non-compliant floor area without being subject to the limitations of ZR 54-41 which only allows a building to be reconstructed with non-complying bulk if 75% or less of the building is demolished.
  • The completion of direct improvements to below-grade transit infrastructure: FARs will be increased for specified transit improvements. The site to benefit from such increased FAR must be within a designated transit improvement district as defined within the subdistrict.

Additionally, as part of the rezoning, sites of 30,000 sf or more must provide an indoor or outdoor public space; sites of 45,000 sf or more must provide a public outdoor space except when precluded from doing so by district plan rules, and sites of 65,000 sf or more must either dedicate 10 percent of its site to public

Summer Streets DOT Construction Embargo

Posted on August 3, 2017

A DOT Construction Embargo went into effect Monday, July 31st (12:01 am) through Saturday, August 19th (6:00 pm) in Manhattan. The main embargo is primarily along Park Avenue for twenty days. The event day embargo is more wide reaching with more extensive street closures on the following Saturdays: August 5th, August 12th and August 19th, 2017 from 12:01 am to 6:00 pm.

For a full map of the embargo locations see the map here

During DOT construction embargoes, only emergency work authorized by the Department of Transportation may take place. Any non-emergency DOT permits issued prior to the date of this notice are suspended for the dates and locations indicated. Utility cover openings are restricted unless an emergency authorization number has been obtained from the DOT. Emergency work may be performed if an emergency number is obtained by the permittee pursuant to the provisions of section 2-11 of the Department’s Highway Rules which can be found here.

Summer Streets is an annual event which includes a wide variety of events to promote healthy recreation and sustainable transportation.  All events are free and streets are closed to vehicular traffic.

To learn more see the Summer Streets homepage here


DOB Now: Inspection Accounts

Posted on July 7, 2017

Attention all property owners – double check the email address you have on file with DOB NOW: Inspections.  The registered email on file must exactly match the email address inserted in Section 26 of the related Plan Work Application (PW1) or Section 6 of the Place of Assembly Applications (PA1).

If the registered email on DOB NOW: Inspections does not match what is listed on the forms, a Post Approval Amendment (PAA) will need to be filed to correct the form.  The normal PAA processing fee of $100.00 will apply to any changes to the PW1.  Verifying that the proper email address is in the DOB’s system can save time when scheduling inspections.

For more information, see the DOB Service Notice posted here.

DOB No-Penalty Retaining Wall, Deck and Porch Program

Posted on June 23, 2017

Summer is here! With the heat, New Yorkers will be spending more time outside on their porches, decks, and retaining walls, but when was the last time that retaining wall, deck, or porch was inspected or had repairs done?

The Department of Buildings offers a yearly program that allows property owners to request a penalty-free no cost inspection of retaining walls, decks, and porches to help ensure that the structures are both legal and safe for use during this summer season.
Property owners have a responsibility to ensure that their decks and porches are maintained in a safe condition at all times. The free inspection will allow property owners a chance to be made aware of any hazardous conditions for porches, decks, and retaining walls, at no cost to them. If any unsafe conditions are found, the Department of Buildings will give property owners time to the corrective repairs, which are required by law, and will defer issuing violations.
To take advantage of the program, call 311 to request an inspection before July 29, 2017.
For more information on the program see:
DOB Press Release
No Penalty Deck and Porch Inspection Program

Midtown East Rezoning Approved by City Planning

Posted on June 19, 2017

East Midtown is one step closer to having a zoning text and map amendment.

On June 7, 2017, the New York City Planning Commission (CPC) approved the proposed amendment that would establish the East Midtown Subdistrict within the Special Midtown District. The CPC reports have recently been posted to the Department of City Planning’s (DPC) website N 170186A ZRM (text amendment) & C 170187 ZMM (map amendment).

The East Midtown area is a business hub, already containing nearly 60 million square feet of office space. The current as of right Floor Area Ratios (FAR) within the area to be affected ranges from 12.0 to 15.0 for commercial uses. The proposed amendment could increase as of right FARs within the subdistrict to be increased to as high as 18.0 to 27.0. Such increased FARs can be achieved in various ways including:

  • The transfer of landmark development rights: The amendment strives to make the transfer of such development rights easier.
  • The rebuilding of legally non-compliant floor area:  Existing non-complying buildings that are overbuilt can be completely rebuilt as complying buildings, subject to CPC approval, utilizing the existing non-compliant floor area without being subject to the limitations of ZR 54-41 which only allows a building to be reconstructed with non-complying bulk if 75% or less of the building is demolished.
  • The completion of direct improvements to below-grade transit infrastructure:  FARs will be increased for specified transit improvements. The site to benefit from such increased FAR must be within the same subarea (areas defined within the subdistrict) as the transit improvement.

The City Council will have to review and adopt any of these changes, but according to the timeline posted on the DPC’s website, the City Council review is allotted 50 days. The timeline can be found here under “public review.”

New Crane Lift Director Rule

Posted on May 25, 2017

Based on recent crane safety events Mayor Bill de Blasio and Buildings Commissioner Rick Chandler created the Crane Safety Technical Working Group (TWG).  This group recommended that a crane lift director be “present at the jobsite full time, charged with supervising the overall activity of the crane and monitoring compliance with city crane regulations.”


The DOB adopted a rule regarding lift directors which went into effect May 24, 2017. The rule identifies lift director responsibilities in compliance with standards established by the B30 model standards for cranes, derricks, and rigging published by the American Society of Mechanical Engineers (ASME). The rule also requires that a lift director be present at a construction site while a crane or derrick is performing certain tasks.
The adopted lift director rule can be found here.
Contact the DOB Cranes & Derricks unit for any questions:
Cranes & Derricks Unit
280 Broadway, 5th Floor
New York, NY 10007
9:00 am to 3:00 pm (M-F)
(212) 393-2411

Celebrating Bike Month

Posted on May 12, 2017

In celebration of Bike Month, we wanted to revisit our prior newsletter regarding bicycle access in office as well as residential buildings, protected bike lanes and review the latest bike map.

As you know, cycling is booming in the city.  New York City doubled bicycle commuting between 2007 and 2011, and estimated it to triple by 2017.  Commuter cycling has increased by 26% between 2008-2009 and more than doubled since 2005. The New York City Department of Health (DOH) estimates that over a half million New Yorkers ride bikes. In New York City, 10% of auto trips are under one-half mile, 22% are under 1 mile and 56% are under 3 miles – which are all distances that may possibly be served by bicycle.

The New York City Department of Transportation (DOT) has completed the City’s ambitious goal of building 200 bike-lane miles in all five boroughs in just three years, nearly doubling the citywide on-street bike network while reshaping the city’s streets to make them safer for everyone who uses them.

To review our previous newsletter regarding bicycle access in office and residential buildings, click here or protected bicycle lanes, click here.

To see the 2017 NYC bike map, click here.


Planning a Party This Summer?

Posted on May 5, 2017


With the warm summer weather fast approaching and many events upcoming make sure your space is compliant with a Temporary Place of Assembly (TPA).

TPA permits are usually obtained for a specific event in a space that is not a Public Assembly (PA) with a Certificate of Operation. TPAs are required for gatherings of more than 75 people in an indoor space or roof terrace. TPAs are also required for gatherings of 200 people or more in a confined outdoor space (excluding terraces).

The duration of a TPA permit can range from one day (for a specific event) to thirty days for an on-going public assembly use. On-going TPA permits may be renewed every thirty to ninety days.

Typically, certified fire guards are required to direct occupants to exits as specified by the applicant and the DOB.

TPA requests must include:

  1. Plans, including furniture layout (signed & sealed by licensed professional)
  2. Request Letter describing event including specific dates and time of event (signed & sealed by licensed professional)
  3. DOB Filing Fee

TPA Timeline

10 Business Days

Prior to Event

3 Business Days

Prior to Event

Day Before Event Day of Event During Event
Earliest day to submit TPA request

DOB TPA filing fee

Last possible day to submit TPA request

DOB TPA filing fee

+ Priority DOB filing fee

DOB objections (if any) e-mailed to applicant Resubmit TPA plans/request to address objections (if any)

Receive DOB Approval Letter

Architect ensures space complies with DOB Approval Letter & Approved plans

FDNY Inspection


During Event

  • Approved plans must be readily available on-site during event* DOB acceptance letter must be available on-site during event
  • FDNY inspection
    • During the TPA event (per time period specified in request letter) FDNY will come to inspect the space for compliance with approved plans
    • FDNY will invoice the building owner for this inspection

Applications Filed by Sign Hangers

Posted on April 21, 2017

Earlier this month the DOB established a new rule which allows licensed sign hangers to file certain applications.

Licensed sign hangers will now be able to file applications to hoist, lower, hang, or attach certain wall-mounted, accessory signs and related structural elements without a registered design professional.

All sign applications must comply with the New York City Building Code and Zoning Resolution.

Master Sign Hangers are licensed to raise, lower, hang, or attach signs regardless of weight.

Special Sign Hangers are licensed to raise, lower, hang, or attach signs that are smaller than 150 square feet and weigh less than 1,200 pounds.

Licensed Sign Hangers may file applications for the following types of signs:

  • Wall mounted accessory signs
  • Smaller than 150 square feet
  • Weigh less than 300 pounds
  • Project no more than 18 inches beyond face of a building
  • Entire sign is located below the height of the second story ceiling

For more information about licensed sign hangers see the DOB page click here

To read the full text of the adopted rule click here

Upcoming April DOT Construction Embargoes

Posted on April 14, 2017

There are several upcoming DOT construction embargoes for the month of April.

During DOT construction embargoes, only emergency work authorized by the Department of Transportation may take place. Any non-emergency DOT permits issued prior to the date of this notice are suspended for the dates and locations indicated. Utility cover openings are restricted unless an emergency authorization number has been obtained from the DOT. Emergency work may be performed if an emergency number is obtained by the permittee pursuant to the provisions of section 2-11 of the Department’s Highway Rules which can be found here.

Easter Sunday Mass Construction Embargo

April 14-16, 2017

Manhattan: 5th Avenue between East 47th Street and East 57th Street

See map here.


Car Free Earth Day Construction Embargo

April 17-22, 2017

Manhattan: Broadway between 17th Street and 47th Street

See map here.


Five Boro Bike Tour Construction Embargo

April 28- May 7, 2017

All Boroughs, see map as certain locations are subject to a five day embargo.

See map here.

Back to Basics: Sprinklers for Residential Buildings

Posted on April 7, 2017

Sprinkler systems are an integral part of a building’s fire protection system and as such are governed by several standards.

Sprinkler systems are subject to Chapter 9 (Fire Protection Systems) and Appendix Q (Modified National Standards for Automatic Sprinkler, Standpipe, Fire Pump and Fire Alarm Systems)of the 2014 NYC Building Code. Chapter 9 (Fire Protection Systems) of the 2014 NYC Fire Code also has regulations for sprinkler systems.

Most residential building (group R occupancies) are required to have an automatic sprinkler system.  Automatic sprinkler systems are NOT required in detached one-family dwelling, detached two-family dwellings, and townhouses if the residences are three stories or less above grade and have separate means of egress.

To view our previous newsletter regarding retroactive sprinkler requirements for high-rise office buildings click here.

Waldorf-Astoria Hotel Interiors Now Landmarked

Posted on March 31, 2017

Earlier this month several interior spaces of the Waldorf-Astoria Hotel were declared historic landmarks by the New York City Landmarks Preservation Commission (LPC).  The exterior of the hotel was designated as a NYC landmark in 1993.

The landmarked interior spaces include interconnected rooms on the first, second, and third floors. The Park Avenue lobby, entry hall with stunning murals and floor mosaic, wood-paneled Main Lobby, and iconic double staircase are all part of the first floor interior landmarked area. The third floor Silber Gallery with ceiling murals of the months of the year by American artist Edward Emerson Simmons, which are some of the few remaining features of the hotel’s original Fifth Avenue building, are also landmarked. Accommodating 1,550 people, the Grand Ballroom with its’ projecting balconies and decorative ceiling relief has been host to many historic New York City events. The Waldorf-Astoria Hotel is prominent and contains some of the most culturally significant Art Deco interiors in New York City.

To read the full LPC designation report on the Waldorf-Astoria Hotel interiors, click here.

DOB Gas Piping Work Civil Penalty Amnesty Program

Posted on March 23, 2017

To encourage the repair and resolution of any gas piping work completed without a permit, effective April 5, 2017 Local Law 158 of 2016 launches a Gas Piping Work Civil Penalty Amnesty Program.

Any associated DOB civil penalties for legalization of fuel gas piping systems or a violation for work performed without a permit associated with fuel gas piping systems will be waived if:

  • The work was performed or the violations were issued prior to April 5, 2017 and civil penalties have not yet been paid; and
  •  A permit is obtained to resolve the unauthorized work between April 5, 2017 and October 5, 2017; and
  • The application is signed off one year from the day the permit is issued.

Any such Gas Piping Work Civil Penalty Amnesty jobs must be submitted as a Limited Alteration Application (LAA) filing.  LAAs are filed by Licensed Master Plumbers, Licensed Master Fire Suppression Piping Contractors, or Licensed Oil Burner Installers.

Any non-LAA work or other non-gas work included in the violation must be filed separately and is not eligible for the Amnesty Program.

The Gas Piping Work Civil Penalty Amnesty Program only applies to DOB Civil Penalties and is not applicable to ECB fines.

To see to full text of Local Law 158 of 2016 click here.

To read our prior newsletter regarding gas safety, click here

DOT Construction Embargo NYC Half Marathon

Posted on March 17, 2017

In preparation for the NYC Half Marathon this Sunday, a DOT special event construction embargo will be in effect.

On Friday, March 17 from 12:01 AM through 11:59 PM Sunday, March 19, 2017 only emergency work may be performed if issued an emergency number from the NYC Department of Transportation (DOT).

Permits issued for non-emergency work are suspended for the duration of the embargo in the locations listed below.

For a map of embargoed locations in Manhattan click here.



  • 59th Street between 7th Avenue and 5th Avenue
  • Grand Army Plaza between 59th Street and 60th Street
  • Central Park East Drive between 60th Street and 72nd Street
  • Central Park Center Drive between 59th Street and Central Park East Drive


  • Central Park East Drive between 72nd Street and 110th Street/Lenox Avenue
  • Lenox Avenue between 110th Street and 113th Street
  • 110th Street between Lenox Avenue and Frederick Douglass Circle
  • Frederick Douglass Circle (Entire Traffic Circle)
  • Central Park West Drive between Central Park East Drive and 59th Street
  • 59th Street between 7th Avenue and Columbus Circle (Alternate)
  • 7th Avenue between 59th Street and 42nd Street
  • 42nd Street between 7th Avenue and West Side Highway
  • West Side Highway (Northbound) between 42nd Street and 43th Street
  • West Side Highway (Southbound) between 43th Street and Battery Park Underpass
  • Battery Park Underpass (Southbound) between West Side Highway and FDR Drive/South Street Exit/Old Slip
  • West Street between Morris Street and Battery Place (Alternate)
  • Battery Place between West Street and State Street (Alternate)
  • State Street between Battery Place and Pearl Street (Alternate)
  • Whitehall Street between Water Street and South Street (Alternate)
  • South Street between Whitehall Street and Old Slip (Alternate)
  • Old Slip (Eastbound and Westbound) between South Street and Water Street
  • Water Street between Old Slip and Fulton Street


  • Fulton Street between Gold Street and Water Street
  • Pearl Street between Fulton Street and Beekman Street


  • Front Street between Maiden Lane and Wall Street
  • Hanover Square between Water Street and Pearl Street
  • John Street between Water Street and Pearl Street
  • Maiden Lane between Water Street and Pearl Street
  • Wall Street between Pearl Street and Front Street
  • Water Street between Coenties Slip and Old Slip
  • 46th Street between 6th Avenue and 7th Avenue

Reminder: Sprinklers for Office Buildings

Posted on March 10, 2017


High-rise office buildings are subject to retroactive sprinkler requirements. Office buildings which are 100 ft or more in height must be fully sprinklered by July 1, 2019 per Local Law 26 of 2004.

As part of the implementation of LL26/04, interim progress reports are required to be filed until the subject buildings are fully sprinklered. Previously required reports were the owners affidavit in 2005 and the seven year report in 2007.

A fourteen year report must be filed by July 1, 2018 unless a final report indicating the building is fully sprinklered was filed. The 14-year report must contain a certification by an architect or engineer of the percentage of the building which is sprinklered and an implementation plan detailing when and how the remainder of the building will be sprinklered.

To read more about the sprinkler requirements per Local Law 26 of 2004 see Buildings Bulletin 2011-019 here.

Back to Basics: Determinations and Waivers

Posted on March 2, 2017

Many complex projects require special consideration from the Department of Buildings (DOB) regarding various Code and Zoning topics. These requests are often referred to reconsiderations, pre-considerations, predeterminations, waivers, or variances – they are all considered determinations.

Determinations must be filed for a specific property-the DOB will not review a determination which is a general request and not building specific. Determination requests can be filed before a DOB application is filed, known as a predetermination, or after a DOB application is filed. Determinations can also be filed in response to a DOB Plan Examiner objection. Attachments such as plans, sketches, or other supporting documentation are often submitted with determination requests.

Zoning Resolution Determination (ZRD1) are filed with DOB for interpretations and clarifications of the Zoning Resolution. Any variances of the Zoning Resolution must be filed with the Board of Standards and Appeals (BSA).

A Construction Code Determination (CCD1) may be filed with DOB for interpretations, clarifications and variances of the Building Code, Rules, or Multiple Dwelling Law Sec. 277.16 (Article 7B conversions). Any variance requests must include an explanation of the practical difficulty or hardship in complying with the code and a description of the proposed equally safe alternative.

Accessibility waivers will not be issued by the DOB without approval from the Mayor’s Office for People with Disabilities (MOPD). Once MOPD grants an accessibility waiver it can be submitted to the DOB.

Contact us for more information about how Design 2147 can help you with determinations!

LPC Designates Morningside Heights New Historic District

Posted on February 24, 2017


Morningside District

On February 21st, 2017, the Landmarks Preservation Commission (LPC) unanimously approved the Morningside Heights Historic District in Manhattan.  This new landmark district includes 115 residential and institutional buildings. Morningside Heights is the 141st historic district designated by LPC.

LPC launched the agency’s first 3-D Historic District Map, which can be found here. This map allows users to see a 3-D representation of buildings in the district. Clicking on buildings in the district provides additional information and current photos.

To read the full LPC press release regarding this new historic district click here.

Upcoming DOT Construction Embargoes

Posted on February 10, 2017

DOT Construction

We hope to find you warm and well in light of yesterday’s snowstorm. Aside from the inconvenience faced by all due to the aftermath of it all, we wanted to take a moment to remind you of upcoming DOT construction embargoes.

State of the City Address Construction Embargo – February 11-13, 2017

A special event construction embargo is in effect for State of the City Address. From 12:01 AM Saturday, February 11 through 11:59 PM Monday, February 13, 2017, only emergency work may be performed provided an emergency number is received from the New York City Department of Transportation (DOT). Any non-emergency permits issued prior to the date of this notice are suspended for the dates and locations indicated. Utility cover openings are also restricted unless an emergency authorization number has been obtained from the DOT. There will be strict enforcement of this embargo and violators are subject to be summonsed. The embargoed locations in Manhattan are as follows (see



    • 126th Street between Adam Clayton Powell Blvd and Lenox Ave
    • 125th Street between Morningside and Madison Aves
    • 124th Street between Adam Clayton Powell Blvd and Lenox Aves
    • Lenox Avenue between 126th and 124th Streets
    • Adam Clayton Powell Blvd between 126th and 124th Streets

New York Fashion Week Construction Embargo – January 20-February 24, 2017

A special event construction embargo has been in effect for New York Fashion Week. During this time frame, only emergency work may be performed provided an emergency number is received from the DOT. Any non-emergency permits issued prior to the date of this notice have been suspended for the dates and locations indicated below. Utility cover openings are also restricted unless an emergency authorization number has been obtained from the DOT. There have been strict enforcement of this embargo and summonses have been issued to violators. The embargoed dates and locations in Manhattan are as follows (see


Clarkson Square – Venue #1:

Dates: 12:01 AM Friday, January 20 through 11:59 PM Friday, February 24, 2017


    • West Street between Spring and Clarkson Streets
    • Washington Street between Spring and Clarkson Streets
    • Greenwich Street between Spring and Clarkson Streets
    • West Houston Street between Greenwich and West Streets
    • Clarkson Street between Greenwich and West Streets
    • Spring Street between Greenwich and West Streets

Venue #2:

Dates: 12:01 AM Wednesday, February 8 through 11:59 PM Thursday, February 16, 2017


    • 10th Avenue between West 13th and West 14th Streets
    • 6th Avenue Between Laight and York Streets

Venue #3:

Dates: 12:01 AM Monday, February 6 through 11:59 PM Wednesday, February 15, 2017


    • Bethune Street between Washington and Greenwich Streets
    • Washington Street between Little West 12th and Bethune Streets

Reminder Regarding Compliance of Single-Occupant Restrooms

Posted on February 2, 2017

Back in June 2016 we informed you of the requirements concerning gender neutral restrooms (viewable here).

Now that the requirement is in full effect, we wanted to remind you of this.

Local Law 79 of 2016 required gender-neutral single-occupant restrooms in NYC.  All existing single-occupant bathrooms were required to be available to all genders by January 1st, 2017.

No physical alteration is intended to be required for such restrooms, except updated signage.

Local Law 79 of 2016 included various amendments to the 2014 Administrative, Plumbing, and Building Codes. These changes were published as Update #17 which can be found here.

DOB NOW Public Portal Launched

Posted on January 26, 2017

Back in September 2016 we informed you of DOB NOW being launched in phases starting with Plumbing and Sprinkler filings (viewable here).

We are pleased to update you again that a new online portal has opened as part of the Department of Buildings’ DOB NOW initiative.

Any façade, plumbing, sprinkler, and standpipe applications filed through DOB NOW will only be available on the DOB NOW Public Portal and will not be found in BIS. All other data on a property, such as complaints and violations, may currently be accessed through BIS.

The DOB NOW Public Portal will eventually replace the BIS system (Building Information Search). This change will not occur until all applications are filed through the DOB NOW system. Until then both the DOB NOW Public Portal and BIS system will need to be used to search applications.

View the DOB NOW Public Portal here.

See the DOB NOW Public Portal FAQ published by the DOB here.

See the DOB NOW Public Portal manual published by the DOB here.

LPC Backlog Initiative Concludes and New Historic District

Posted on January 20, 2017

Since 2015 the Landmarks Preservation Commission (LPC) has been working to address a backlog of 95 sites which were calendared, or under consideration for designation, prior to 2010. A large portion of these sites had been calendared for 20 years or more.

The LPC Backlog Initiative is now closed, successfully designating 27 sites in 18 months and cutting through 50 years of backlog!

10 sites were designated in Manhattan, 6 sites in Brooklyn, 3 in Queens, 1 in the Bronx, and 7 sites designated in Staten Island.  To see the full list of sites designated as part of the backlog initiative click here.

LPC also designated a new historic district in Manhattan. The Sullivan-Thompson Historic District contains approximately 157 buildings which include row houses, tenements, commercial buildings, and institutions. This district is notable for its rich immigrant history and its Italian American population. The Sullivan-Thompson Historic District is the 140th New York City Historic District.

For more information about the Sullivan-Thompson Historic District see the LPC press release here.

Design 2147, Ltd Proudly Announces Promotion

Posted on January 12, 2017

Design 2147, Ltd. is thrilled to announce the promotion of Alexis Peseau to Operations Executive to better service YOU, our valued client.

As the Operations Executive, Alexis will manage the day to day operations of the production team within the firm from pre-development through sign off. She is responsible for working with the design team to put together project strategies that assist in meeting the project deadlines and goals, while still complying with all municipal agency requirements and making sure the project stays on track.

With over fourteen years of experience, she’s worked on projects ranging in size from 450sf studio renovations, to 80-story mixed use high-rises. With her expert knowledge of the Real Estate industry and proven successful methods, she now tenaciously leads the team with best practice strategies to ensure project success.

Prior to joining Design 2147, Alexis was a Project Director and handled a number of different types of projects: residential high-rise, commercial (retail/office), community facility (educational) and manufacturing. Her background in the construction industry gives her a distinctive perspective when it comes to addressing a complex project or potential issue.

Alexis holds a Bachelor of Arts degree from City College where she graduated with Honors Summa Cum Laude and is a member of the Young Real Estate Professionals of New York (YREPNY).


Revised Construction Superintendent Responsibilities

Posted on January 6, 2017


Any new permits or renewed permits require a construction superintendent if the job does not fall within a Site Safety Program and if the work includes one of the following:

  • Vertical or horizontal enlargement
  • Demolitions of more than 50% of floor area of existing building
  • Alterations of more than 50% of floor area of existing building that require special inspection for structural stability
  • Complete removal of one or more floors (stories)
  • Any work requiring a special inspection for underpinning or support of excavation (SOE)
  • If a Site Safety Manager has been listed on a previously secured NB or ALT I permit that is also not a Site Safety Project, they must now be superseded with a Construction Superintendent.

A construction superintendent is also required for:

  • Construction of New Building
  • Full demolition of existing building

Unless otherwise required above, a construction superintendent is not required for:

  • Jobs requiring a site safety plan
  • One-, two-, or three-family New Buildings (NB)

Alternate Construction Superintendent

  • If the primary construction superintendent (listed on the PW-2/permit) is unable to perform any of the required duties, an alternate Construction Superintendent may substitute for up to two weeks. This does not have to be reported to the DOB.
  • The PW-2/permit must be amended if there is a permanent change to the construction superintendent.

Note that no individual may be designated as the primary construction superintendent on more than 10 jobs per RCNY 3301-02.

To read the DOB service notice summarizing these changes click here.

To read the text of RCNY 3301-02 regarding construction superintendents click here.

Season’s greetings to you and yours!

Posted on December 21, 2016


Season’s Greetings. In warm appreciation of our association during the past year, we extend our very best wishes for a happy holiday season! Check out our year in review here.

Increased Gas Safety in NYC

Posted on December 15, 2016

Earlier this month Mayor de Blasio signed several pieces of legislation which will increase gas safety across New York City. In the event of a gas outage these bills will help protect tenants and also improve safety by requiring better information sharing between City agencies and gas utilities.

The bills passed include the following new provisions related to gas safety:

  • All gas piping work must be performed by a person with DOB mandated qualifications
  • The DOB’s final gas piping inspection must be conducted in the presence of the building owner or superintendent
  • Building owners must have gas piping systems inspected every 5 years by a DOB qualified inspector
  • Dwelling owners must provide written instructions to current and prospective tenants for what to do in the event of a gas leak
  • Gas service operators and owners must notify DOB within 24 hours of gas service being shut off in a building and when gas cannot be restored due to safety concerns
  • The Mayor will designate an agency or office to identify potential health or safety hazards such as unauthorized gas usage
  • Gas utility corporations must provide annual reports detailing the condition of gas asset planned infrastructure projects and investment priorities over the next year
  • DOB will establish or adopt a standard for the installation and location of natural gas detectors after an industry standard has been promulgated
  • DOB will create a penalty waiver program, which will allow building owners to bring appliances and systems up to code without paying a penalty
  • Certain violations will be classified as “immediately hazardous” such as installing gas without a permit

To learn more see the press release from the Office of the Mayor here.




Bicycle Access for Office and Residential Buildings

Posted on December 9, 2016


A recent Code update revised bicycle access requirements for existing office buildings and mandates new requirements for residential buildings.

In office buildings owners must allow foldable bicycles to be transported on a passenger elevator if it is fully folded.  A foldable bicycle must be 20″ x 36″ x 32″ when collapsed.

Tenants of office buildings may request the building owner provide a bicycle access plan. A bicycle access plan is only required if requested in office buildings in existence on December 11, 2009, with a freight elevator, and when not otherwise required to have bicycle parking by the Zoning Resolution. Office building owners must allow tenants to use a freight elevator to transport bicycles during normal elevator operating hours. The bicycle access plan must be filed with the Department of Transportation by mail or electronically here.

In residential buildings which are classified as occupancy group R-2, owners must allow tenants to use a passenger elevator to transport bicycles. Alternatively, owners may direct tenants to use a freight elevator if a building personnel escort is not required and if a passenger elevator may be used whenever the freight elevator is not available.

These provisions were enacted by Local Laws 105, 106, & 107 of 2016 effective September 28, 2016. To view the Construction Code update page see the DOB site here.

New Fire and Life Safety Director Requirements

Posted on December 1, 2016

New requirements for certificated of fitness required for Fire and Life Safety (FLS) Directors are effective on December 1st by amendments of five Fire Department Rules 3 RCNY §§ 113-01, 113-04, 113-05, 113-06 and 4601-01.

The 2014 Fire Code replaced Fire Safety and Emergency Action Plan (Fire Safety/EAP) Directors in office buildings, and Fire Safety Directors in hotels and in other buildings that have voluntarily installed fire alarm systems with two-way voice communication with a single certificate of fitness for a Fire and Life Safety (FLS) Director in both types of occupancies.

Other non-fire emergencies, such as medical emergencies and active shooters situations, were also part of the 2014 Fire Code updates. FLS Directors are required to be trained in these non-fire emergencies.

By March 1, 2020, a qualified person holding an FLS Director certificate of fitness is required instead of the prior certificate of fitness for a Fire Safety/EAP Director or Fire Safety Director.

To read more about the timeframes for the mandatory transition to the new FLS Director certificate of fitness see the adopted Rule here.

Happy Thanksgiving and Fire Safety Tips

Posted on November 23, 2016



Design 2147 wishes all of our friends and family a happy and safe Thanksgiving weekend.

As a reminder, the Department of Buildings will be closed the following days:

  • Thursday, November 24, 2016
  • Monday, December 26, 2015
  • Monday, January 2, 2017

The FDNY has published some tips for safe practices while cooking this weekend.

  • Stay in the kitchen while food is cooking
  • Wear short or tight-fitting sleeves, long sleeves are more likely to catch fire.
  • Ensure children and pets are not near the stove.
  • Keep flammable materials such as towels and potholders away from the stove.
  • Keep a pot lid handy to smother a pan fire. Do not move the pot or pan, shut off the heat and cover fire with a lid.
  • Do not use water to extinguish a fire, this may cause splashing and cause the fire to spread.
  • Treat any burns with cool running water.

For more information from the Fire Department including dates and locations of upcoming FDNY Fire Safety Education events click here.

New York City’s Flood Maps to be Revised

Posted on November 18, 2016

The de Blasio administration and the Federal Emergency Management Agency (FEMA) are working together to revise New York City’s flood maps. These new maps will more accurately reflect the current flood risks for NYC and ensure that our coastlines are more resilient.

The coastal flood risk has not been comprehensively evaluated and updated since 1983.  In the summer of 2015, during FEMA’s formal appeal period, NYC officials submitted technical analyses that proposed revisions to the preliminary Flood Insurance Rate Map (FIRM) for New York City.

In October 2016 Mayor Bill de Blasio and FEMA announced an agreement to revise New York City’s flood maps. This will have many positive impacts on the city including making flood insurance rates more affordable for homeowners.

Please note that until the new maps are formally adopted, construction applications filed with the DOB must include both the 2007 effective Flood Insurance Rate Maps (FIRM) and the 2013 preliminary FIRM.

For more information see the FEMA press release here and the NYC Flood Maps website here.


2016 Construction Embargo

Posted on November 10, 2016


With the holidays right around the corner, construction embargoes will be implemented throughout NYC starting November 18, 2016.

A special Holiday Construction Embargo shall be in effect on Friday November 18, 2016 from 6 am to 11:59 pm and again from Monday, November 21, 2016 from 6 am
through Monday January 2, 2017 11:59 pm. Roadway and sidewalk construction activities will be restricted during the embargo period listed below.

The holiday season gridlock alert days are as follows: 

  • Friday, November 18
  • Wednesday, November 23
  • Wednesday, November 30
  • Friday, December 9
  • Wednesday, December 14
  • Thursday, December 15
  • Friday, December 16
  • Wednesday, December 21
  • Thursday, December 22
  • Friday, December 23

To view a list of streets impacted by the construction embargo, click here.

Updated COMcheck and REScheck Software for 2016 NYCECC

Posted on November 3, 2016

The 2016 New York City Energy Conservation Code (NYCECC) recently became effective on October 3, 2016. Commercial Code Compliance (COMcheck) and Residential Code Compliance (REScheck) are softwares developed by NYC Buildings and the U.S. Department of Energy. COMcheck and REScheck were just updated to include compliance with the 2016 NYCECC.

COMcheck and REScheck create energy code compliance reports based on project information input by the user. The software can be found on the U.S. Department of Energy’s website here.

See our past newsletter about the 2016 NYCECC here.

For more information about the 2016 NYCECC, see the DOB’s page here.

New Permit Fees for New Buildings and Alterations Applications Released by Dept. of Buildings as per Local Law 56 of 2016

Posted on October 20, 2016

With the ever changing Dept. of Buildings rules and protocols, we wanted to alert our friends that the next wave of changes has been released. An amendment to the administrative code of the city of New York was approved as part of Local Law 56 of 2016, effective June 9, 2016. For full details on the changes, please refer to the link below of BC Table 28-112.2 of the administrative code of the city of New York.

Breakdown of Permit Fee Changes

New Building Application Fees:

  • New applications for 1,2,3-family dwellings will be reduced from $0.12 per square foot to $.06 per square foot but not less than $100.00.
  • New applications for all other buildings fewer than seven (7) stories and one hundred thousand square feet or less will not have an increase in the cost per square footage $0.26 but the minimum fee increases from $100.00 to $280.00.
  • New applications for all other buildings seven (7) stories or greater or more than one hundred thousand square feet has increased in the cost per square footage from $0.26 to $0.45 and the minimum fee has increased from $100.00 to $290.00.

Alteration Building Application Fees:

  • The fee calculation rate for new applications for 1,2,3-family homes has reduced from $5.15 for each $1,000.00 in excess of $5,000.00 to $2.60 for each $1,000.00. The minimum fees have not changed.
  • The fee calculation rate for new applications fewer than seven (7) stories and less than one hundred thousand square feet buildings will no longer have a secondary rate (i.e. $20.00 for each $1,000.00 of the next $2,000.00).
  • The fee calculation rate for new applications for seven (7) stories or more or greater than one hundred thousand square feet has increased from $10.30 as follows:

– Alteration 1 new fee calculation rate, $17.75 and the minimum fee is $290.00

– Alteration 2 and 3 fee calculation rates and minimum fees are unchanged

As a reminder, Dept. of Buildings accepts personal and company checks; money orders; credit cards (Visa, MasterCard, American Express and Discover).


Landmarks Commission Designates Williamsburgh Trust Company Building as NYC Landmark and Votes to Calendar Ambassador Grill and Hotel Lobby

Posted on October 13, 2016

The Landmarks Preservation Commission has been busy lately.

Landmarks Commission Votes to Calendar Ambassador Grill and Hotel Lobby

LPC recently voted unanimously to calendar for designation the United Nations Hotel Ambassador Grill and Hotel Lobby. Calendaring is the first step in the designation process; the next step is the public hearing, which is scheduled to be held November 22. For more information regarding the property, click here.

Commission Designates Williamsburgh Trust Company Building as NYC Landmark

As part of the agency’s Backlog Initiative which we discussed a few weeks ago here, the Ukrainian Church in Exile, Holy Trinity Cathedral in Brooklyn has been designated a NYC Landmark.  Read the press release here.

MAKING STRIDES Against Breast Cancer

Posted on September 28, 2016

Join us in taking steps to end the pain and suffering of breast cancer.

Support our 5K charity walk in aid of the American Cancer Society’s Making Strides Against Breast Cancer.

Take part & support a great cause.



Current & Upcoming Construction Embargoes

Posted on September 23, 2016

Many events are taking place in late September which have DOT construction embargoes.

Only emergency work authorized by the Department of Transportation may take place during construction embargoes. Emergency work may be performed if an emergency number is obtained by the permittee pursuant to the provisions of section 2-11 of the Department’s Highway Rules which can be found here . Emergency authorization must also be obtained for utility cover openings.
In Manhattan:
San Gennaro Festival – through September 26 th
UN General Assembly – through September 27 th
In Manhattan and Brooklyn:
Stephen Siller Tunnel to Towers Run & Festival – September 23 rd – 25 th
In the Bronx:
Bronx 10 Mile Run – September 23 rd – 25 th
For specific times and locations for each of these embargoes see the DOT’s page here.

100th Anniversary of the NYC Zoning Resolution

Posted on September 15, 2016

In the early 20th century New York City was quickly becoming a major business center in the United States and the need for more offices, warehouses, and housing developed. At the same time, more modern construction methods developed which allowed for larger and taller buildings.

New buildings were constructed in the early 1900s without regard to height or light and air quality. Different building uses were also being constructed in neighborhoods where they were not desirable, creating a mix of residential, manufacturing, and commercial uses.

At the time, creating governmental restrictions of building bulk and land use was groundbreaking. The radical Zoning Resolution of 1916 was introduced and regulated height and setback of buildings and created residential districts with limited permitted uses. The NYC Zoning Resolution was born and has been used as a model for cities throughout the US ever since.

What is commonly referred to as the ‘modern’ Zoning Resolution was enacted in 1961. The Zoning Resolution is constantly being reviewed and updated to accommodate the ever evolving built environment as was seen this year with Zoning for Quality and Affordability (ZQA) and Mandatory Inclusionary Housing (MIH) text amendments.

Interested in reading more about the history of New York City’s zoning? See the City Planning site here.

DOB NOW: Build Introduced for New Plumbing and Sprinkler Applications

Posted on September 8, 2016

As of July 25, 2016, DOB NOW: Build has been open to Professional Engineers (PE), Registered Architects (RA), Licensees, Special Inspectors, Progress Inspectors, Filing Representatives and Owners to submit jobs to the Department of Buildings. However, DOB is currently only accepting filings for plumbing and/or sprinkler trades. Additional work types will be released in phases throughout 2016 and 2017.

This new system will utilize the DOB NOW: Build Data on Open Data system, as opposed to using the standard BIS system. DOB NOW: Build data available at However, you must still be registered in eFiling to log into DOB NOW: Build. With the new system, ALL parties must be registered eFiling users. There are different steps for the varying parties involved.

Review the presentation to learn more about how to register.

Click here to register with eFiling.

*DOB NOW: Build will have its own Account Registration available later in 2016.

Key Changes for DOB NOW: Build Plumbing and Sprinkler Filings

  • For all DOB NOW: Build applications, the job filing and permit numbering system has changed. Please review DOB NOW: Build General Information presentation (page 62).
  • Plumbing and Sprinkler jobs filled in DOB NOW will not appear in BIS. They will only be accessible through the DOB NOW: Build Dashboard system.
  • System-generated emails will be sent to applicants, filing representatives, owners and contractors at critical milestones in the filing process.
  • Every DOB NOW: Build filings will include new and revised filing forms.
  • Plans and associated Required Documents can only be submitted electronically. This includes any/all data entry corrections that must be made.
  • Appointments must be requested online. Meetings will be conducted virtually using GoToMeeting. No in-person appointments will be granted.
  • Payments can only be made online.
  • For applications filed in DOB NOW, initial and renewal Plumbing and Sprinkler permits as well as After Hour Variance permits must be pulled online. These cannot be pulled at the borough office at this time.
  • Letter of Completion can be emailed and issued online.

As of September 2016, all violation issues will still be addressed at the borough offices, as well as any pre-determination/determination submissions or audits of self-cert applications. DOB NOW: Build has not yet been set up to accommodate these additional tasks.

In addition to DOB NOW: Build, the City will be releasing additional phases throughout 2016 and 2017, with an expected completion date sometime in 2018. By 2018, DOB NOW will be the main avenue for all DOB transactions. Some additional phases will include DOB NOW: Inspections (previously Inspection Ready), DOB NOW: Safety (includes all compliance filings such as facades, boilers, and elevators), DOB NOW: Licensing (to allow for online exam filing, issuance, and renewal for Licensees).

Please contact with questions or for further information related to DOB NOW. For some helpful links including user manuals, presentations and other DOB NOW: Build tutorials see the DOB NOW resources page here.
Rest assured your project managers at Design 2147 will be here to help you with projects every step of the way!

Design 2147 & DOB Closed Monday, September 5th

Posted on September 1, 2016

Design 2147 wishes our friends and family a fun and safe Labor Day Weekend!

As a reminder the Department of Buildings and Design 2147 will be closed Monday, September 5th in observance of Labor Day.

Don’t forget to enter our raffle for the chance to WIN two tickets to the Annual NYC Real Estate Expo, click here for more info.

To view any past newsletters that you may have missed, click here.

New Energy Code Goes Into Effect Oct 3, 2016

Posted on August 25, 2016

Earlier this summer the City Council voted to adopt the 2016 New York Energy Conservation Code. The NYCECC incorporates the current Energy Conservation Construction Code of New York State and NYC local laws.

All applications filed on or after October 3, 2016 must comply with 2016 NYCECC. Any application filed with a complete energy analysis on or before October 2, 2016 may continue to follow 2014 NYCECC.

The City has not yet published the 2016 NYCECC however the enacted legislation, Local Law 91 of 2016, may be found on the City Council’s website here.

To keep up to date on more information about the 2016 Energy Code, see the DOB’s page here.

Don’t forget to enter our raffle for the chance to WIN two tickets to the Annual NYC Real Estate Expo, click here for more info.

To view any past newsletters that you may have missed, click here.

Enter for the chance to WIN tickets to the Annual NYC Real Estate Expo at the NYC Hilton Midtown on September 29, 2016

Posted on August 19, 2016

Design 2147, Ltd. will be exhibiting at the upcoming Annual NYC Real Estate Expo at the Midtown Hilton on September 29, 2016. Contact us to let us know you are interested in entering the raffle drawing for your chance to win two entrance tickets valued at over $150. Raffle drawing will be held on Friday, September 16, 2016 at Noon.

To learn more about the expo and why you should attend, click here.

Visit us at Booth# 141 on the day of the expo for additional chances to win great prizes.

Landmarks Designates New Sites

Posted on August 4, 2016

The Landmarks Preservation Commission has actively been working to address a backlog of 95 sites that have been under consideration for designation.

During a recent meeting, the Commission unanimously voted to designate seven backlog properties as well as one property that was not on the backlog. These properties are the George William and Anna Curtis House, St. John’s Protestant Episcopal Church Rectory, 92 Harrison Street House, and Prince’s Bay Lighthouse Complex in Staten Island; the 315 Broadway Building, St. Joseph’s Church, and St. Paul’s Church in Manhattan; and The Former Firehouse, Engine Company 29 in Manhattan which was not a backlog property.

This recent round of designations means that 15 of the 30 prioritized backlog properties have been designated this year.

Click here to read the LPC press release for recently designated sites and here for sites designated in April.

Read our previous newsletter about the Landmarks Backlog, click here.

Disclaimer: The services provided by Design 2147, Ltd., its officers, managers, or employees are non-legal services. As such, the protection of the attorney-client relationship does not exist with respect to the services provided. The information contained in the above report is the opinion of the writer and his/her interpretation of the various NYC Construction Codes and Laws referenced therein. It is also based on information that you have provided. Although every effort was made to provide for a complete and thorough analysis, neither Design 2147, Ltd., nor any of its officers, managers or employees guarantees the accuracy of any information contained herein. Reliance upon the information contained herein is entirely at your own risk. As this opinion is only advisory, the final decision is the responsibility of the designated authority charged with the administration and enforcement of said codes.