Search Results

Have a question about NY code or DOB filings? Contact 3C Codes to reach an expert or try our free AI assistant. Need project Specific Consulting? We got you! Get fast and clear code compliance strategies for a fraction of the cost. SINGLE REPORT (ONE TIME ANALYSIS) Best for single, well defined questions or quick feasibility checks. Receive project customized report with step-by-step compliance strategies. Options include: Code & Zoning Compliance Reviews Due Diligence & Feasibility studies Violation & SWO remedy & solutions Submit Form Purchase for only: $495.00 (See sample reports below) ONGOING ADVISORY (MONTHLY RETAINER) Best for projects requirement ongoing guidance, revisions, and strategic direction. Currently proven successful for offices with steady work flow seeking an internal code/zoning compliance expert across multiple projects. Work with an assigned and dedicated 3C Codes Specialist as an integrate part of your internal staff. Get in Touch Get in touch for more details or email info@3ccodes.com Have a general code question? The AI Assistant is always available — look for the chat icon at the bottom right of your screen. Or, you can contact us via our Get in Touch Page . Strategy Report / Code Revew CODE REVIEWS & STRATEGY REPORTS (Code, Zoning & More) Need more detailed info-? Request a full, customized report with step-by-step compliance strategies. Options include: Turnaround time: 24-48 hours See Sample 3C Codes Report(s): Code/Zoning Drawing Review Zoning Analysis & Feasibility Study Property Overview & Due-diligence Select Type of Document: * Choose one Report types available: Code Review → Upload dwgs and/or objections issued and get a detailed code review. Code & Zoning Reports → Land use, FAR/bulk, building height, setbacks, and occupancy. Due Diligence Reports → Pre-purchase/lease evaluation of risks and compliance triggers. Feasibility Studies → Scenario-based analysis (e.g., conversion, expansion, new use). Includes filing/permit strategies. Violation & Stop Work Order Strategies → OATH/DOB violation review, remedies, and compliance roadmap Dropdown* Select Industry - Trade Email* Phone* Address* First name* Last name* Upload all supporting docs with details of the property and project. If none, attach a project overview statement. * Upload Files Long answer* I understand & agree to the terms & conditions. * fixed $495 Fee for each request Pay and Submit >

Assembly spaces per Building Codes and DOB regulations are spaces of gathering with 75 or more occupants engaging in an activity such as restaurants, lecture halls, stadiums... PLACES OF ASSEMBLY ASSEMBLY OCCUPANCIES Place of Assembly spaces per Building Codes and DOB regulations are spaces of gathering of over 75 occupants engaging in an activity such as restaurants, lecture halls, stadiums, amusements, exhibits/museums etc. A Place of Assembly requires a Certificate of Operation for indoor assemblies of 75 or more people (including building rooftops) AND outdoor Assemblies of 200 or more people. (See DOB-Code Notes: Places of Assembly for more information) CONSIDERATIONS An office space or retail floor with an occupant load of over 75 persons should not be considered as a Place of Assembly. In addition, an assembly space or gatherings in spaces with LESS than 75 Occupants (small restaurants, coffee shops, meeting rooms) are also NOT considered Places of Assembly as referenced in Chapter 3 of the 2022 Administrative Code. Over the years I have found Places of Assembly or Public Assembly (PA) applications to be very exciting but also very challenging. The pre-design strategy when given a project which includes Assembly type occupancies is critical to the overall process as there are many factors to consider. There are different ways of approaching a new or altered assembly space. By understanding the various regulations at the start of a project involving a PA use, the applicant can design accordingly to potentially avoid delays and issues at time of project completion. Essentially a new restaurant, banquet hall, museum, art gallery etc. cannot operate and open to the public unless a Place of Assembly Certificate of Operation (PA-COO) is issued. Any delays in obtaining a PA-COO may affect the business establishment from generating revenue which is why the below outlines the necessary steps to help prevent such delays from happening. ALTERATIONS TO AN EXSITING PLACE OF ASSEMBLY Before jumping into a project that involves an alteration of an existing restaurant, lecture hall, museum or other assembly type space, I typically use the following guideline. 1. Search Property Records for documentation of existing legal conditions including Certificate of Occupancy and any active or expired PA permits/certificates on file. 2. If there is NO active Certificate of Occupancy (CofO) for the building, there may not be an active PA permit on record. The Architect and PA establishment owner should consider the standard filing procedure for obtaining a new CofO & establishing a new place of assembly. 3. If the CofO on record for the building reflects an existing Assembly use/occupancy but the space does NOT have an active PA-Permit on record with either DOB or FDNY, then the filing process may be simplified. The Architect may consider filing an Alteration type-2 (NO Change of Use of Occupancy) AND an associated PA application. 4. In some instances, there may be a PA permit on record issued prior to 1990 which would be listed under Pre-BIS PA on the DOB-BIS Property Profile. Regardless whether there is a Pre-BIS PA on file, the Architect/owner consider Establishing a New PA 5. An active CofO issued AFTER 1968 should reflect whether a PA space has been previously established and should also include a max occupant load for the PA space. The CofO would typically reflect the PA Occupancy Classification using an “F” designation (i.e. F-3, F-4) ESTABLISHING A NEW PLACE OF ASSEMBLY SPACE Establishing a Place of Assembly (PA) shall require a new Certificate of Occupancy filed under an Alteration type 1 application. When consulting on a project that requires establishing a new Place of Assembly in an existing building, I advise to consider the following DOB-filing strategy. 1. File Alteration (ALT-CO) to Change of Use/Occupancy: Depending on how the application is filed (Borough and/or HUB), and level of complexity, the review process may take 2-3 weeks before obtaining objections issued from a DOB-Plan Examiner. If the existing building has a current approved Alteration Type-1 (ALT1) application on file on DOB-BIS, I would advise to maintain the existing approved Alt1 application and fling an amendment to reflect the proposed PA use/occupancy (Authorized by building owner). Unless amending an existing “no work” application, I advise to file the Alteration type-1 as a single Work-Type (OT-Arch) limiting the construction scope to alterations/modifications to existing Means of Egress, fire rated separations and demised spaces. 2. File Place of Assembly (PA) application (No Work) This should be filed and approved simultaneous with the Alteration type-1 application. Although considered “no work” applications, PA Drawings and layouts of the assembly space shall coincide with the associated Alteration type-1 application. PA drawings should include alternate furniture/seating layouts, egress drawings, emergency lighting and any other permanent or movable installation located within the assembly space. 3. File separate Alteration application Alteration-CO applications require a new Certificate of Occupancy which can sometimes become a lengthy process. Depending on the project and required deliverables and/or lease obligations, a separate Alteration -build out with associated MEP and ST DOB-Work Types is suggested. Construction work filed under the Alteration should NOT commence unless an approval of the proposed PA use/occupancy is issued.

Professional building codes & land-use consultants who maintain a positive mindset, create partnerships with a purpose, and always strive for significant outcomes. When you work with 3C Codes, you should expect a collaboration with transparency and consistency. MEET YOUR CODE SPECIALIST BOOK A CONSULTATION Marco specializes in: Building code & zoning solutions Pre-design & development consulting Construction/Project management Property due diligence & feasibility studies Construction codes & zoning Interpretations Public assembly compliance and operations Historic/Landmark designation studies On-site analysis to verify code compliance MARCO S. BURRIESCI Founder & Lead Code Specialist I’ve been a professional Building Codes & Zoning Consultant since 2008. I believe in maintaining a positive mindset, creating partnerships with a purpose, and always striving for significant outcomes. When you work with me, you should expect a collaboration with transparency and consistency. AFFILIATIONS & CERTIFICATIONS Associate AIA – American Institute of Architects NYC DOB Class 2 Code / Zoning Representative NYS Certified Code Enforcement Official ICC Certified: Commercial building Inspector Building Plan Examiner Qualifications & Background Over a decade of managerial experience as a code/zoning consultant working directly with realtors, owners, developers, design professionals and governing agencies. Expert level knowledge of building codes, zoning laws, ADA/ANSI, fire safety and municipal filing procedures for various jurisdictions. A NYS Certified Code Enforcement Official (CEO) enforcing compliance for the safety and welfare of the public. Instructor of approved continued ed. courses to educate A&E firms on NYS/NYC compliance strategies and applicability of construction codes for all types of construction projects.

There are many factors to consider when analyzing egress conditions for alterations to existing Buildings, floor, or demised tenant space. Consider these steps and example egress template... EGRESS COMPLIANCE - EXIST'G BUILDNGS OCCUPANT LOAD, PLUMBING FIXTURES AND REQUIRED EXITS For Alterations of Existing Buildings, I refer to the as-built conditions of the specific floor undergoing alterations and cross reference the information with the Certificate of Occupancy on file, if available. This helps me understand whether there are any existing non-compliant (lawfully approved) conditions to identify Which Code Applies to a Project. (Refer to DOB-Filing rep. Course 206 Material for additional egress information) Complying with egress regulations for a Project Scope should consider the following: 1. 1968 Building Code for Alterations to Existing Buildings built PRIOR to 2008; or 2. 2022 Building Code for new structures or existing buildings approved and erected AFTER the enactment of the 2008 Building Code. There are many factors to consider when analyzing egress conditions for Alterations to Existing Buildings, floor, or demised tenant space. I typically follow the below steps and Example Egress Template in the pre-design phase as a general overview. Additional exit regulations apply to Places of Assembly spaces per BC 1028, 2022 Code or Subchapter 8, 1968 Code. ** The max. occupant load and number of required exits from a SPACE of a multi-tenanted floor is NOT the only factor used to determine exit requirements for the overall STORY within the building. 1. Establish the max. number of persons permitted (occupant load) Based on the Certificate of Occupancy and/or function of the space, I very occupancy loads by dividing the square footage of the area/floor by the occupant load factor listed in the appropriate code section. 2022 Building Code - Chapter 10 1968 Building Code - Subchapter 6 2. Use the established occupant load to determine number of exits required The required number of exits from the individual space AND the entire story should be analyzed separately for code compliance based on the established Occupancy Classification. At the start of a project, I use the following to assist the team in the predesign phase. Spaces (including accessory) used as offices, retail, food service, and/or education with an occupant load of LESS than 75 shall require a min. of ONE exit door. (Refer to the appropriate table for other occupancy types) ALL stories/floors shall maintain a min. of TWO remote exits within the max. required travel distances unless the building complies with the exceptions listed in BC 1021 (2022 Code) or §27-366 -Exits from floors (1968 Code) allowing buildings to maintain a single exit (i.e. 1-2 family dwellings). Regardless of whether an individual space is permitted to have one exit door, access to a min. of TWO exits (i.e. enclosed stairs) on the story/floor is still required as a safety precaution. 3, Measure and verify maximum allowable travel distances Use Table 1016.1 (2022 Code) or Table 6-1 (1968 Code) to calculate the required travel distances (from the furthest point to an exit) for the specific Occupancy Classification to verify whether egress conditions are adequate. For larger buildings that may not require additional exits based on the established occupant load, may still require additional exits if the path of travel to such exits exceed the max. allowable by code. 4. Determine required egress width and capacity of exits There are a few different ways to calculate required exit capacity and egress widths varying with each code and Project Scope. For the purpose of this eGuide, I list a few simple key points I like to follow when calculating exit width capacity from both 1968 Building Code and 2022 Building Code. Also refer to the Example Egress Template for a typical Alteration of Exiting Office Space. 2022 Code – Divide the existing or proposed door(s) width (TYP. 36” ea.) by 0.2 to determine the allowable exit capacity of the exit door. Each 36” door would allow an exit capacity of 180 persons. 2022 Code – Divide the existing or proposed exit stair(s) width (TYP. 44” ea.) by 0.3 to determine the allowable exit capacity of the exit stair. Each 44” stair would allow an exit capacity of 146 persons. 1968 Code – Calculated based off increments of 22 inches = 1 unit of width multiplied by the exit capacity listed in Table 6-1 (1968 Code). For a 36” door in an office occupancy, the exit capacity is 120 persons (1.5 units X 80 = 120). For a 44” stair in an office occupancy, the allowable exit capacity is 120 persons (2 units X 60 = 120). 1968 Code - Fractions of 12 inches or greater may increase the unit of width by an additional 0.5 units. Although a door width of 36” divided by 22” is 1.63, DO NOT multiply 1.63 by the factor listed in Table 6-1 to determine max. exit capacity. Only fractions of 0.5 shall be used. 5. Determine the min. number of plumbing fixtures required Calculating the minimum number of plumbing fixtures varies based on the overall floor/story (i.e. common toilet facilities) and/or separately for the individual tenant space. When analyzing required plumbing fixtures, I turn to the appropriate NYC 2022 Plumbing Code for compliance using the established occupant load (items 1 above) and Occupancy Classification. Although toilet facilities shall be considered “gender neutral”, facilities located within a floor or space can either be separated by gender or provided with single user toilets. However, for the purpose of calculating the min. number of fixtures required, the ratios listed in Table 403.1 (2022 Code) should be applied as follows: (See Example Egress Template for min. fixtures req. of an office occupancy) When ratios are shown separately for male and female (assembly, business occupancies), 50% of the total established occupant load shall be used to determine number of fixtures required for each gender. When a fixed ratio is shown for BOTH male and female (educational, industrial occupancies), the TOTAL established occupant load shall be used to calculate the number of fixtures required. 50% of the total number of fixtures required may then be split by gender if separate facilities are provided.

Talk to an AI trained on NY code, zoning, and DOB filing knowledge. 3C Codes offers instant help with alterations, violations, permits, and more. Get a Quick Video Insight Code compliance answers in minutes — not days Need a deeper analysis? Upload your plans, and our backend AI (with expert oversight) will send you a compliance report within 24 hours. Code & zoning compliance review Egress & accessibility checks Filing type recommendations Agency approval flags (LPC, FDNY, etc.) Project Specific Reports NY Specific Trained on NYC building code, zoning resolution, and DOB processes. Fast Turnaround Instant answers for quick checks, 24 hours for full reviews. No Fluff Straightforward answers you can actually use. Have a question? The AI Assistant is always available — look for the chat icon at the bottom right of your screen.

The 2008 and 2014 NYC Construction Codes follow the standard I-Codes established by the International Code Council. I-Codes are known as the standard International Construction Codes (ICC), many of which have been adopted and modified by various jurisdictions including New York City. HOW TO APPLY NYC CODES APPLYING THE CODES OVERVIEW The latest NYC Construction Codes are essentially based on I-Codes established by the International Code Council. I-Codes are known as the standard International Construction Codes (ICC), many of which have been adopted and modified by various jurisdictions including New York City. While I-Codes include an “International Existing Buildings Code”, New York City does not. therefore, the City allows existing buildings to comply with applicable regulations of the 1968 and 1938 NYC Building Codes as set forth in the provisions of the 2022 Administrative Code. Code(s): ALL NYC Building & Construction Codes from 1938 thru 2022 including; Mech/PL/FGC/Fire Code/ECC, Bulletins, Memos, directives, local laws, directives, executive orders etc.) RCNY (Rules & Regulations of NYC): NYC Department of Buildings laws, rules and procedures regulating the filing and permit process Zoning: 1961 NYC Zoning Resolution with Department of City Planning as the Agency having jurisdiction. (Also regulated by BSA- Boards of Standards & Appeals) MDL: Multiple Dwelling Laws for Residential buildings with 4 or more dwelling units. New Code: Refers to 2022 NYC Construction Codes. 2022 Code: Refers to all 2014 NYC Construction Codes & Building Bulletins from 2014 to present. 2008 / 2014 Code: Refers to all 2008 NYC Construction Codes & Building Bulletins from 2008 to 2014. 1968 Code: Refers to Volume 1 & Volume 2 of the 1968 Building Code including Local Laws, directives and 2003 text Amendments edition. 1938 Code: Refers to all Articles in the 1938 Building Code, directives, memorandums, local laws including labor laws from 1913. New Buildings: Building or Structures from the ground-up. New Buildings include enlargements of more than 110% of existing floor area. Prior-code(s): Existing Buildings erected prior to December 1st, 2008 are considered prior-code buildings previous made to comply with either the 1968 Building Codes or 1938 Building Codes. USE & OCCUPANCY GROUPS CLASSIFICATIONS 2014 Building Code (New Code) R-1, R-2, R-3 = (Residential) Hotels, Multiple Dwellings, 1-2 Family Dwellings M = (Mercantile) Retail, stores, service establishments B = (Business) Offices, Colleges & Assemblies with less than 75 occupants A = (Assembly) Assembly and places of gathering over 75 occupants F = (Factory) Manufacturing, production, machinery & equipment rooms S = (Storage) Warehouse E = (Educational) Elementary/M I = (Institutional) Group Homes, assisted living & community facilities 1968 Building Code (Prior code) J-1, J-2, J-3 = (Residential) Hotels, Multiple Dwellings, 1-2 Family Dwellings C = (Mercantile) Retail, stores, service establishments E = (Business) Offices F = (Assembly) Assembly and places of gathering over 75 occupants D = (Factory) Manufacturing, production, machinery & equipment rooms B = (Storage) Warehouse G = (Educational) Elementary/Middle school/High school 1938 Building Code (Prior code) RES = (Residential) Single, multiple and group living & hotels PUB = (Public) Government buildings, schools and Institutions COM = (Commercial) Business incl. offices, factory, restaurants, retail stores etc. Zoning Use Groups per NYC Zoning Resolution UG 1-2 Single & Multiple Family Dwellings UG 3-4 Community centers (schools/non-profit) UG 5-9 Business & retail services (Inc. hotels) UG 13-15 Recreation & Amusements UG 14-18 Manufacturing, Industrial/Production APPLYING CODES TO EXISTING BUILDINGS Determining which Codes, Laws, Rules etc. apply to a proposed alteration project varies with each project scope and existing conditions of the building. For the purpose of this eGuide, applying the appropriate Code depends on whether the proposed scope of work is either to: Construct a New Building or; Alter/modify an Existing Building. CONSIDERATIONS A “new code” building refers to buildings built after 2008 per 2014-2022 NYC Constructions Codes. Taking into consideration that the 2022 Code was enacted to essentially “amend” the prior 2014 Code, any alteration of an existing building previously erected under the provisions of earlier Codes shall now comply with 2022 Codes. Unless an existing as-built condition previously approved under such Codes cannot be made to comply with the 2022 Code, the project should disregard prior 2008 / 2014 codes and refer to the appropriate 2022 Codes for compliance. Unlike other jurisdictions, NYC does has not adopted a versions of the EBC - Existing Balding Codes. If determined that the building was erected prior to the enactment of the 1968 Building Code, any proposed alteration, including egress modifications, shall look to the appropriate 1968 Building Code section for compliance. Unless complying with 1968 Building Code cannot be achieved, I would then look to the appropriate sections of the 1938 Building Code to demonstrate compliance on a per case basis. Prior to jumping into the prior-codes, I prefer to start with NYC 2022 Administrative Code and work backwards. For Alterations with a Certificate of Occupancy referencing the 1968 Building Code Classifications I turn to the appropriate 1968 code which would be apply depending on the overall scope of the project: APPLYING CODES TO A PROJECT There are many Codes that may apply to a project. It’s also rare that an alteration or development of an existing building complies with only ONE Code as there are many other limitations and exceptions to consider. As a general overview I use the below when applying codes to a project: NEW Buildings and/or Structures shall comply with 2022 NYC Construction Codes Enlargements or Additions to existing buildings which increase Zoning Floor Area by 110% or greater shall be made (upgraded) to comply with 2022 NYC Construction Codes. Alterations to Existing Buildings erected AFTER December 2008 shall comply with 2022 NYC Construction Codes. Alterations to Existing Buildings erected PRIOR to December 2008 shall comply with 2022 NYC Construction Codes AND applicable provisions of the 1968 Building Code. Alterations to Existing Buildings erected PRIOR to 1968 shall comply with 2022 NYC Construction Codes AND application provisions of 1968 Building Code AND 1938 Building Code. Alterations to Existing Buildings erected PRIOR to 1968 wherein a Change of Use or Occupancy to the Entire Building is proposed shall be made (or upgraded) to comply with 1968 Building Code as the earliest code with select 2022 code retroactive provisions that may apply. Alterations, modifications or installations related to any of the following shall comply with applicable provisions of the 2022 Code as specified in the 2022 NYC Administrative Code. Fuel gas, plumbing and mechanical work Fire protection systems Elevators, conveyors and amusement rides Safety during construction operations Accessibility Encroachments into the public right of way Administration and enforcement Special inspections Materials Security grilles Roof recovering and replacements Handrails Guards Areas of Special Flood Hazard Emergency and standby power systems Parking garages and open parking lots Mold protection Alterations to existing structural systems of buildings erected PRIOR to December 2008 may elect to comply with the 1968 code except as specified in chapter 16 of 2022 NYC Building Code. I suggest to always consult with a structural engineer to advise whether compliance with prior codes is possible. All New Building & Alterations (unless exempt) shall comply with the 2020 NYC Energy Conservation Code. All New Buildings & Alterations (unless exempt) shall comply with Appendix G of the 2022 Code for Flood Resistant Construction

Have a question about NY code or DOB filings? Contact 3C Codes to reach an expert or try our free AI assistant. 3C CODES CEU COURSES Explore our comprehensive range of AIA approved HSW CEU courses designed to keep you informed and compliant. COMING SOON! COMING SOON! COMING SOON! COMING SOON! Building Code Updates Stay current with NYC regulations, code changes, and zoning updates. Courses provide examples of innovative project solutions tailored to your needs. AIA HSW Credits Earn AIA HSW credits with our on-demand, self-paced courses. Enhance your knowledge and skills in code compliance at your convenience. Tailored Solutions Our courses offer valuable insights tailored for the AE industry. Focusing on real-world studies, we equip you with essential skills for day-to-day projects. Join us to enhance your expertise!

EXAMPLE PROPERTY ANALYSIS & DUE-DILLIGENCE Check out a redacted sample of a property analysis / due-diligence report requested to determine feasibility for a potential real estate investment

Access to zoning guides, DOB filing outlines, and NY code summaries to simplify your project. 3C Codes provides free, expert-written resources. Back to Top GENERAL SOURCES AND GUIDES Public Resources ZOLA NYC’s Zoning & Land Use Map DOF – Tax Maps Digital Building Information System (BIS) DOBNOW - Build NYC - Construction Codes NYC Landmarks Rules & Regulations HPD – Property Records (Residential) FDNY - Public Resources NYC - OATH - Violations & Hearings Last updated: September, 2022 *View Disclaimer Property & Building Records Covers how to research a building's BIN, Block/Lot, zoning district, and DOB filing history using NYC tools like BIS, DOB NOW, and ZOLA. Certificates of Occupancy Explains when a Certificate of Occupancy is required, what it certifies, and how to obtain or amend it through an ALT1 filing. Land-Use & Zoning Study Introduces zoning studies, use groups, and how zoning maps inform FAR, density, permitted uses, and design limitations. Zoning Bulk Regulations Outlines bulk envelope rules including lot coverage, FAR, height, yards, and other dimensional controls from the NYC Zoning Resolution. Applying NYC Building Codes Discusses how to determine which version of the NYC Construction Code applies (e.g. 2022 vs prior code) based on scope and filing date. Changing of Use of Occupancy Describes what constitutes a change of use or occupancy and how that triggers filing requirements and possible Certificate of Occupancy updates. General Means of Egress Defines means of egress components and requirements including number of exits, travel distance, and exit access vs exit discharge. Egress Compliance for Existing Buildings Explains how existing buildings must comply with Chapter 10 of the NYC Building Code and what exceptions or upgrades are required. Place of Assembly Details Place of Assembly triggers, occupant load thresholds, filing requirements, and documentation including PA drawings and inspections. Alterations of Existing Buildings Breaks down the difference between ALT1 and ALT2 filings, DOB review pathways, professional certification vs standard review, and typical interior renovation issues. DOB NOW – Build Transition Outlines the transition from BIS to DOB NOW, new login and filing processes, project roles, and common issues in digital submissions. Filing Strategy for Interior Alterations Provides an overview of filing pathways, inspection coordination, and how to efficiently file an ALT2 using TR1/TR8 and ProCert. Back to 3C-AI Assistant

EXAMPLE CODE/ZONING COMPLIANCE DRAWING REVIEW Check out a redacted sample of a code/zoning review of uploaded drawing set for a new multifamily residential building