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INTERIOR ALTERATIONS APPLICATIONS

ALTERATIONS TO EXISTING BUILDINGS

Upon gathering the necessary Property Information about the building and Agencies Having Jurisdiction, a basic Project Scope can be established. The Department of Buildings (DOB) provides the public with all the necessary resources and guidelines on regulatory filing and permit procedures.

1. Design a very schematic (simple sketch) drawing of how you would like to layout the new office space.


2. If not already engaged, consult with a licensed Architect to establish a project scope and preliminary construction cost estimate. If applicable, at this time the Architect should be made aware and agrees to Professionally Certify DOB documents drawings to help expedite the review process.


3. The Architect engaged shall conduct a brief due-diligence based on preliminary schematic design identifying the following project information:

 

  • Identify applicable NYC Construction Codes for proposed scope of work

  • Construction/Occupancy/Building Classifications

  • Occupant load and exit/egress compliance

  • Identify potential compliance issues related to Building Codes, LPC and/or DEP

  • Estimated cost of construction and budget


4. Prepare preliminary design floor plans to include the below information necessary to engage MEP & other consultants. If Professionally Certified, the subsequent applicants of record should also be made aware that they are required to certify their portion of the application (except Sprinkler & Fire Alarm scopes).

 

  • Existing Conditions & interior Demo (partitions/fixtures/finishes)

  • New partitions & partition types

  • Location of Plumbing systems (fixtures/water/sanitary lines)

  • Identify building SP/FA/SD systems including heads, devises, panels.

  • Location of HVAC unit(s) & ventilation

  • Identify proposed materials (glass/tile/concrete)

  • Exterior work (if applicable) including window replacements


5. Based on the design floor plans available, a project description can be generated based on the type of DOB application filed. See below sample description referenced on a PW1 Application Form for an Alt2 application with a licensed Architect as the Applicant of Record for the project. (For additional information refer to PW1-User Guide)

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ALT2-10 STEPS - 01.jpg

6. Based on the preliminary design drawings and above referenced project description (items 4 & 5), the Architect and/or tenant shall engage an Asbestos Investigator to conduct an inspection/sampling based on the proposed scope of work. For this example and for typical interior fit-outs of demised tenant spaces in building erected prior to 1986, an Asbestos Assessment Report (ACP5) will be required listing the applicable DEP Control #.


7. The Architect shall identify a preliminary list of applicable special/progress inspections based on the scope of work. The owner shall then directly engage a licensed Special Inspection Agency (SIA) to perform necessary special inspections that are not otherwise performed under the Architectural services. For the referenced example and similar, the typical inspections would include:

 

  • Firestopping/draft stopping

  • Fire resistance rated construction

  • Energy Code progress inspections

  • Mechanical Systems

  • Sprinkler Systems

  • Post installed Anchors

  • Final Inspection (Directive 14)


8. Simultaneous to construction documents, the project scope and required DOB-work types per regulatory filing procedures should be established and DOB filing representative(s) should be engaged to expedite the following regulatory approvals.

 

  • Landmarks Certificate of No Effect (CNE)

  • OER Notice of No Objection (NNO)

  • DOB, ALT-2 Initial Architectural scope (OT – General Const.)

  • Subsequent documents –MEP Consultant(s) Scope (MH, PL)

  • DOB, ALT-2 Sprinkler Modifications

  • FDNY, ALT-2 Fire Alarm Modifications 


9. Upon completion of DOB filing set/Bid set, a timeline and anticipated filing schedule should be considered and coordinated with the project team outlining the overall review process.


Example filing sequence.

  1. File with Landmarks for staff level review to obtain a Certificate of No Effect (LPC Permit)

  2. Pre-file the application with NYC DOB to obtain a 9-digit application job #

  3. Apply to OER for review to obtain a Notice of No objection for the proposed scope of work relative to Environmental restrictions (Noise/Air)

  4. Submit ALL required forms/plans/documents including waiver for TA approval (not applicable for this scope), Pay filing fees and approve DOB drawings/application

  5. Submit executed DOB forms from SIA (i.e. TR1, TR8 – special/progress inspections) & General Contractor (PW2-Work Permit) to pull DOB Work Permit(s) for associated scopes and DOB-Work-Types


10. When advising on a filing strategy for a Prof. Certified Alt2 with NO change to egress use or occupancy, I like to suggest that the Architect and building owner/tenant consider including contingencies as part of the filing process. While the filing documents may have been prepared using professional judgment, these types of Alterations get audited up to (3) times throughout the process.

 

  1. Professional Certification Audit following DOB approval/permit

  2. Energy Code Audit verifying compliance with NYC Energy Code 

  3. SEP Audit (with DOB inspection) upon completion and submission of sign-off documents.

Disclaimer: NYC DOB (or any other agency) has no involvement in this AI tool. This AI is trained on public code, DOB policy, and general compliance strategies. All information and responses is interpretative and not to be mistaken as a guarantee of outcomes. Always refer to the appropriate officials and applicable laws.

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