TACKLING JOBS & PERMITS: FROM APPLICATION TO C.O.

Conversano Associates, Inc

JOBS, PERMITS, & CERTIFICATES OF OCCUPANCY

Job

Permit

Certificate of

Occupancy (C.O.)

The overall plan /

application submitted in order to do work

or complete a project.

Required before a job can proceed. One job may require multiple

types of permits.

States a building’s legal

use and/or type of permitted occupancy.

JOB TYPES

Type Description

ALT 1

Major alterations that will change use, egress, or occupancy

ALT 2

Multiple types of work, not affecting use, egress or occupancy

ALT 3

One type of minor work, not affecting use, egress or occupancy

LAA (Limited Alteration

Applications)

Minor plumbing and oil burner installations/repairs or sprinkler and standpipe work

Electrical Applications

Required for electrical work. Must be performed by electrical contractors licensed by the DOB.

PERMIT PROCESS RESPONSIBLE PARTIES

Determine the scope of work, then file applications and “signed and sealed” construction drawings.

Obtain Department plan approval.

File and pull permits.

Perform approved work.

Pass final inspections.

Receive a new or amended Certificate of Occupancy or Letter of Completion.

Professional Engineer or Registered Architect

Architect/Engineer/Expeditor/Contractor

Contractor or Licensed Firm

Architect/Engineer/City Agency/Special Inspection Agency (3rd party)

Owner/Manager/Expeditor

Architect/Engineer/Expeditor

DOB BIS JOB STATUSES

DOB BIS PERMIT TYPES

PROFESSIONAL CERTIFICATION

n  What does it mean when a job is professionally certified? n  Does not require plan examination approval n  An RA or PE can certify that the plans are in compliance with all

applicable laws, thus eliminating the process and time of Department examination and approval.

n  What types of jobs can be professionally certified? n  Any type of Job (even an ALT 1 or NB Job)

n  ALT 2 jobs are most commonly certified because ALT 1 / NB jobs require zoning review, which results in substantial liability and minimal time saved.

n  When are professionally certified Jobs audited? n  Only a percentage of professionally certified jobs are audited.

n  All ALT 1/NB Jobs will be audited.

SEP COMPLIANCE AUDIT

STOP WORK ORDERS (SWO)

n  When is a SWO issued? n  The DOB issues a SWO when inspectors determine a site has

unsafe work or conditions. These are issued to protect workers, residents, the public, and buildings and properties.

n  What are the penalties? n  For violating a SWO, the first offense is $5,000 and the second

offense is $10,000.

n  How do you rescind a SWO? n  Correct and certify problems cited in SWO, pay any applicable

civil penalties, and call to request a re-inspection.

WORK WITHOUT A PERMIT VIOLATION (WWP)

n  When is a WWP violation issued? n  Anytime there are unsafe conditions and no permit (or an expired

permit) in place. A WWP will also be issued if the work does not conform to the plans.

n  What are the penalties? n  For most buildings, the penalty is 14x the cost of the permit, or

$5000, whichever is greater.

n  How do you dismiss a WWP Violation? n  You must secure a valid permit, pay the required civil penalties,

and submit a Certificate of Correction to close the violation.

CLOSING OPEN JOB APPLICATIONS

n  What types of Jobs have to be signed off? n  All Jobs should be signed off when the work is complete

(including electrical applications)

n  What are some impediments to closing Jobs? n  Multiple ALT 1 jobs on a property, which requires coordination

between architects/C.O. applicants n  Original licensed tradesperson has to sign off on a licensed trade

application n  In certain scenarios, a Job may have to be completely re-filed in

order to close it out n  New applications can supersede old applications

BEST PRACTICES

n  Why is it important to keep on top of Jobs and Permits? n  No immediate penalties (no fines) for not closing a Job, but any open Jobs:

n  Prevent you from getting a TCO or Final C.O. n  May affect insurance n  May prevent refinancing

n  What are some best practices for closing Jobs? n  Split jobs into categories

n  Those that can be signed off quickly n  Those that may require re-filing n  Those that can be withdrawn n  Those that can be signed off with cooperation from licensees

n  Ensure you have LOCs (Letter of Completion) for any tenant Jobs n  Take a construction deposit to be returned upon receipt of LOC

n  Owners can withhold final payment to contractor upon receipt of LOC

CERTIFICATE OF OCCUPANCY

n  The DOB issues a final Certificate of Occupancy when the completed work matches the submitted plans for new buildings or major alterations.

n  The Final C.O. confirms the property complies with all applicable laws, all paperwork has been completed, all fees owed to the Department have been paid, all inspections must be satisfactory and current, all DOB-related violations have been resolved, and all necessary approvals have been received from other City agencies.

n  Without closing all Jobs you cannot get a Final C.O. issued for the building. Any new ALT1 or NB Job requires a new subsequent Final C.O. issuance.

TEMPORARY C.O.

n  In some circumstances, the Department may determine that a property is safe to occupy, but there are outstanding issues requiring final approval.

n  A Temporary Certificate of Occupancy (TCO) indicates that the property is safe for occupancy. n  TCOs typically expire 90 days after they are issued. n  Continuing TCOs require an inspection every 18 months.

n  A building can have consecutive TCOs before a Final C.O. n  Multiple TCOs can be opened at a property simultaneously (one TCO

for the lobby, one for the 8th floor, etc.). n  When a TCO expires and is not renewed, it may affect insurance or the

selling or refinancing of the property and/or be subject to violations.

FINAL C.O. VS TCO Final C.O. TCO

Requirements

§  Property must be safe for occupancy

§  All Jobs across all agencies are closed

§  All violations are resolved

§  All special inspections/paperwork is complete

§  All fees owed are paid

§  All inspections must be current and satisfactory

§  Property must be safe for occupancy, but not necessarily complete

§  Exact requirements differ in each borough based on borough commissioner

§  Minimum for all boroughs: construction, plumbing, and elevator signoffs

§  All special inspections (TR 1s on a Job)

§  Hazardous violations: Class 1 DOB or administrative violations with civil penalties must be paid

How long does

it last?

Until a new ALT1 or NB Job, which

requires a new subsequent Final C.O.

90 days