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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

EXAMPLE ZONING ANALYSIS & FEASIBILITY REPORT Check out a redacted sample zoning/feasibility report for an NYC R6 site, provided to illustrate format and level of detail. BACK TO TOP

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

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! 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. Get in Touch Get in touch for more details or email info@3ccodes.com 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: Submit Form Purchase for only: $495.00 (See sample reports below) 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 >

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.

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For alterations of existing buildings, refer to the as-built conditions and cross reference the information with the Certificate of Occupancy... MEANS OF EGRESS MEANS OF EGRESS - OVERVIEW After gathering all necessary Property Records including the latest Certificate of Occupancy on file for the building, the Architect can determine which codes apply to a project for an alteration of existing building. All references to means of egress throughout this eGuide addresses compliance with applicable 1968 Building Code and 2014 Building Code provisions. While the 1938 Building Code regulations for exits may also apply to an alteration of existing building, such conditions shall be analyzed on a case by case basis if complying with 1968 BC cannot be achieved. Egress: (means of egress, fire exits) Referred to ALL emergency fire exits in a building including the path of exit travel from the point of entry onto a/n; exit stair, corridor, passageway, safe area or exterior stair on any story to the level of exit discharge through a street floor lobby and/or onto a public right of way. (i.e. the means of egress from a 7th story office space is by way of a public corridor accessing 2 interior exit stairs directly out to the street/exterior of the building) Occupancy: Classification of a building or individual tenant space/story in accordance with Occupancy Classifications referenced in applicable NYC Building Codes. The occupancy classification is used to determine whether the existing means of egress of a building is adequate and complies w/ applicable codes. Occupant Load: Refers to the maximum number of persons permitted to occupy a floor or space within a building based off occupant load factors listed in Table 1004.1.1 (2014 Code) or Table 6-2, Subchapter 6 (1968 BC). Exit Capacity: Refers to the maximum number of persons permitted to pass through an exit door, stair, corridor, or passageway. Typically calculated per unit of exit width (22 inches) complying with Table 6-1 (1968 Code) and/or BC 1005 (2014 BC). For 1968 Code Places of Assembly, refer to Table 8-1, subchapter 8. Corridors: Refers to access “hallways” or paths of egress connecting multiple tenants on any given floor. Corridors are typically enclosed with rated construction (1-2 hrs.) and the length of a corridor should be included when measuring travel distances to a means of egress. Corridors shall comply with but not limited to: BC 1018 (2014 Code) and/or §27-369 (1968 Code) Exit Passageway: Refers to an “extension” of an interior exit stair which is fully enclosed by fire rated construction and is typically related to a horizontal exit or stair crossover on a floor or story. Exit passageways are similar to corridors with more stringent regulations regarding openings and fire rated separations per §27-370 (1968 Code) and/or BC 1023 (2014 Code). Width of Egress: (unit of egress width) Refers to the min. width of egress based off the occupant load, life safety conditions, and Occupancy Classification of the building, space or floor. Each code has different egress regulations and requires alternative methods for calculating exit capacity according to BC 1005 (2014 Code) and/or §27-359, Table 6-1 (1968 Code) Travel Distance: Refers to the total measured distance from the furthest (remote) point on any given floor or demised tenant space (including dwellings) to the entry point of an exit stair, passageway, safe area, or exterior exit. Travel distances shall comply with Subchapter 6 or 8 (1968 Code) and Chapter 10 (2014 Code) and shall include the length of corridors, as required. NO. OF OCCUPANTS, EXIT CAPACITY, AND PLUMBING FIXTURES It is suggested to group min. number of required plumbing fixtures with means of egress considering they can be analyzed simultaneously based on the max. number of occupants calculated. For egress compliance, I typically use the following guideline as an Overview of Applicable Codes relative to the appropriate Project Scope. 1. 1968 Building Code for Alterations to Existing Buildings built PRIOR to 2008; or 2. NYC 2014 Building Code for new structures or alterations to existing buildings built AFTER the enactment of the 2008 Building Code. 3. Minimum number of plumbing fixtures may, at the option of the owner, be calculated based off 1968 Building Code, Reference standard 16 OR Chapter 4, NYC 2014 Plumbing Code. In my experience, the 2014 Plumbing Code is less stringent for min. number of fixtures required for Occupancy Classifications.

When reading through the Zoning Resolution for residential bulk regulations, consider both the underlying district and the letter suffix, where applicable. For example... ZONING BULK REGULATIONS ZONING FLOOR AREA Based on the project scope, I first determine the maximum allowable floor area for the property. This is typically calculated by multiplying the established Floor Area Ratio (FAR) by the lot area. Floor Area Ratios vary with each zoning district and/or Use Group. When reading through the Zoning Resolution for residential bulk regulations, I consider both the underlying district and the letter suffix, where applicable. For example; a R6A contextual district follows applicable R6 regulations as the underlying district. However, additional regulations for Quality Housing apply which are specific to the letter suffix “A”. Similar to contextual districts, a property that is mapped in a residential district with a commercial overlay (typically along avenues w/ retail establishments), should consider both commercial and residential bulk regulations, where applicable. There are various height and floor area limitations that may also apply depending on the proposed uses within the building. Example Zoning Summary The maximum FAR for a mixed-use building in this contextual district is the allowable FAR for a residential quality housing building of 3.00. The area of the zoning lot is approximately 2,500 sq. ft. (25 x 100), so the maximum floor area permitted is approximately 7,500 sq. ft YARDS AND LOT COVERAGE Lot coverage, as I understand it, is the view of a property from above calculated as a percentage of the overall open vs. covered areas. Residential districts usually require 30 ft rear yards, open areas and/or maximum allowable lot coverage to regulate light, air and planting intended to promote suitable living conditions. Example Zoning Summary Maximum lot coverage is 65% and 30-foot-deep rear yard is required. No front yards are required, and no side yards are required. However, if any open area extending along a side lot line is provided at any level, it shall be measure at least eight feet wide for the entire length of the side lot line. HEIGHTS AND SETBACK There are various zoning regulations to analyze for a zoning summary. 2 basic regulations to understanding the overall bulk of a new development is; (1.) the overall building height and (2.) any required street wall heights before triggering a building setback which could potentially restrict the design and use locations within the building or portions thereof. Example Zoning Summary At any elevation between 40 feet and 60 feet, a setback of 15 feet is required. A maximum allowable building height is 70 feet. Only the permitted obstructions listed in 23-62 and dormers in accordance with ZR 23-621(c)(1), may exceed the maximum base and/or maximum building height. DENSITY & QUALITY HOUSING Similar to yards and required open areas on a lot, certain districts are required to maintain quality living conditions for residences. Zoning regulates the density and number of dwelling units permitted within a building based on the total allowable floor area dividing by the density factor established in the Zoning Resolution Text. The density factor is NOT the minimum size required for dwelling units which is a common misunderstanding. Example Zoning Summary The maximum number of dwelling units shall be determined by a factor of 680 for R6 districts. For a maximum floor area of 7,500 sq. ft. a maximum of 11 dwelling units are permitted. This building is in R6A district and as such must comply with the applicable district bulk regulations set forth in Article II, Chapter 3 and since the building shall contain residences, shall also comply with the requirements of Article II, Chapter 8 (Quality Housing Program). In 2014 the Zoning Resolution enacted the Quality Housing Program requiring developments in certain residential districts to comply with additional housing regulations. When consulting on quality housing provisions, I typically advise the following as a general understanding of requirements during the pre-design phase for a residential development project. All residential dwelling units must have a minimum floor area of 325 sq. ft. and all windows located in the residential portion of a building must be double glazed. Buildings containing 9 or more dwelling units must provide, refuse storage and garbage disposal. Recreational space for tenants is required for 3.3% of the total residential floor area provided for the zoning lot, and may be located indoors or outdoors Buildings with less than 11 dwelling units may exclude 50% of the corridors from the total zoning floor area. For all new residences created, 50% of dwelling units require off-street parking and bicycle parking spaces. STREET TREES (refer to the attached ST1- Street Tree Checklist for additional info) When proposing a new development or enlargement, the planting or funding of trees may be required. I usually factor in 1 tree for each 25 linear feet of street frontage as required by the Zoning Resolution. Existing street trees may be used to comply with Street Tree provisions and may be supplemented as needed. If possible, I suggest planting new trees on the property/sidewalk. However, there is also an option to contribute into NYC’s Tree Fund regulated and approved by NYC’s Parks Department in an effort to plant required trees off-site.

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.

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. Get Consulting