Building Department Services
Building Filing Services
Getting a permit in New York City means navigating one of the most layered regulatory systems in the country. Post & Lintel manages the filing process on behalf of building owners and project teams — from application preparation and DOB NOW submission through objection resolution, agency coordination, and final permit close-out.
In New York City, getting a permit approved is rarely just a matter of submitting paperwork. It is an active, ongoing process that requires technical precision, code fluency, and persistent follow-through.
Building filing services — sometimes called permit expediting — involve preparing, submitting, and managing the permit applications and associated technical documentation required by the NYC Department of Buildings for construction, alteration, demolition, and related work. The service encompasses the full arc of a filing: from initial assessment and application setup through plan examination, objection response, agency pre-approvals, and permit issuance.
The NYC DOB's primary permitting system is DOB NOW: Build, the online portal through which most permit applications, technical reports, and inspection requests are submitted. Navigating DOB NOW effectively — understanding how applications are structured, how objections are resolved, and how the portal status system maps to actual project status — is a core component of building filing services in New York.
Why Filing Support Matters
A 2025 NYC Comptroller audit found the average time from plan submission to approval was 65 days, with some approvals taking as long as 812 days. Delays are rarely random — they are most often caused by application errors, missing documents, incorrect occupancy classifications, unresolved objections, or failure to coordinate required pre-approvals from FDNY, DOT, LPC, or DEP before submission. Experienced filing support reduces these delays by identifying issues before submission and responding to plan examiner comments efficiently.
NYC DOB Application Categories
The type of application filed determines the review path, documentation requirements, inspection sequence, and close-out process. Selecting the wrong application type is one of the most common sources of DOB objections — and correcting it after submission creates delays that could have been avoided.
New Building
Required for the construction of a new structure on a vacant lot or replacement of an existing building. Involves full plan review, zoning compliance documentation, and issuance of a new Certificate of Occupancy. Most complex and time-intensive filing type.
Alteration — Type 1
Required when work results in a change of use, occupancy group, or egress configuration — or when a new or amended Certificate of Occupancy is required. Involves full plan review and a new or amended CO upon completion. Examples include combining apartments, changing building use, or adding a floor.
Alteration — Type 2
For significant alterations that do not require a new CO — including structural work, MEP modifications, and interior renovations that change layout without altering occupancy. Requires signed and sealed drawings and DOB inspections at multiple project stages.
Alteration — Type 3
For minor work involving a single trade that does not affect egress, structure, or occupancy. Examples include like-for-like equipment replacements and limited plumbing modifications. Can sometimes be self-certified by the filing architect or engineer, reducing review time significantly.
Demolition
Required for full or partial demolition. Involves site safety plans, asbestos survey documentation, utility disconnection approvals, and coordination with DEP and utility providers before work can commence.
Post Approval Amendment
Filed when changes to the approved scope of work are required after approval — including revised layouts, material substitutions, structural modifications, or scope expansions identified during construction. PAAs must be filed and approved before work in the amended area can proceed.
How Plan Review Works in DOB NOW
All NB, ALT-1, and ALT-2 applications must be filed by a licensed Registered Architect (RA) or Professional Engineer (PE). Once submitted through DOB NOW: Build, the application enters the DOB's review pipeline. The filing status updates in real time — from "In Plan Review" through objections, corrections, and ultimately to "Approved."
Standard Plan Examination
Under standard plan examination, a DOB Plan Examiner reviews the submitted drawings and application for compliance with the NYC Building Code, Zoning Resolution, Energy Conservation Code, and other applicable regulations. If the plans are found to be non-compliant in any area, the examiner issues objections — specific, itemized comments that must be resolved before the application can be approved. Each resubmission round adds time to the project, making the quality of the initial submission critical.
For a first round of objections, the applicant is expected to resolve them without an in-person appointment by updating the application in DOB NOW and resubmitting. If a second round of objections follows, the plan examiner may require an appointment — held online via GoTo Meeting or in person — to resolve outstanding issues. Appointments for NB and ALT-CO jobs are 40 minutes; alteration jobs are 20 minutes.
Professional Certification (Pro-Cert)
An alternative to standard plan examination, Professional Certification allows the filing architect or engineer of record to self-certify that the submitted plans comply with all applicable codes — bypassing the DOB plan examination process entirely. This can reduce approval timelines by 50–75%. The tradeoff is that the professional of record assumes expanded liability, and the filing is subject to random DOB audit after permit issuance. For Pro-Cert filings, all required documents that would otherwise be reviewed at the Prior to Approval stage must be uploaded before submission.
Standard Plan Examination
DOB Plan Examiner reviews drawings and issues objections for resolution. Applicant resubmits until all objections are cleared and plans are approved. Slower but does not require the professional to self-certify code compliance. Typical timeline: 4–16 weeks depending on application type and complexity.
Professional Certification
The architect or engineer of record certifies code compliance at time of submission. Plans are approved without examiner review, reducing timeline by 50–75%. Subject to random DOB audit after permit issuance. Requires all pre-approval documents to be uploaded before filing.
Typical Approval Timelines
| Filing Type | Standard Plan Exam | Professional Certification | Notes |
|---|---|---|---|
| ALT-3 | 2–4 weeks | Often same day or next day | Simplest filing type; limited review required |
| ALT-2 | 4–8 weeks | 1–2 weeks | Each objection round adds 1–2 weeks |
| ALT-1 / ALT-CO | 8–16 weeks | 2–4 weeks | Full plan exam; CO process adds time at close-out |
| New Building (NB) | 6–18 months | 2–6 months | Most complex; zoning, energy, and structural review |
Common Causes of DOB Objections
Objections are the primary source of permitting delay in New York City. Most objections are avoidable — they arise from application errors, missing documents, code misapplication, or failure to address known issues before submission. The following are among the most frequently cited objection categories across NYC DOB filings.
Application Errors and Missing Documents
The DOB will not approve incomplete filings. Missing required documents — energy compliance statements, Special Inspection statements, owner's authorization forms, or asbestos survey results — will halt the review. Discrepancies between the application form data and the submitted drawings (such as a floor count mismatch or an incorrect occupancy classification) are flagged immediately by plan examiners. All required Prior to Filing documents must be uploaded before submission; Prior to Approval documents must be accepted before the examiner can approve the application.
Zoning Non-Compliance
Proposed work that exceeds permitted FAR, violates yard or height regulations, proposes a use not allowed in the zoning district, or fails to address parking requirements will generate zoning objections. These are among the most difficult to resolve quickly, as addressing them may require redesign or a variance application to the Board of Standards and Appeals — a process that can add months to the project timeline.
Egress and Accessibility Deficiencies
Egress-related objections — insufficient means of exit, non-compliant corridor widths, missing travel distance calculations, or inadequate stair design — are among the most common and consequential in residential renovation filings. Accessibility compliance under the NYC Building Code and ADA affects nearly every trade and work type, and missed requirements frequently trigger multi-round objection cycles.
Energy Code Non-Compliance
New York City has adopted the NYC Energy Conservation Code (NYCECC), based on ASHRAE 90.1 with local amendments. Filings must include energy compliance documentation — COMcheck, energy modeling, or prescriptive compliance paths — as part of the submission package. Incomplete or incorrect energy documentation is a frequently cited objection category, particularly for ALT-1 and NB filings.
Related Job Numbering Errors
When multiple permits are filed for the same project — primary building permit plus separate trade permits for plumbing, electrical, sprinkler, or elevator work — each filing must correctly reference the related job numbers. Missing or incorrect related job references cause plan examiners to flag applications as incomplete, slowing review and potentially routing the filing to a different examiner than the one handling the primary job.
Pre-Approvals and Multi-Agency Filings
Many construction projects in New York City require approvals from agencies other than the DOB before a building permit can be issued. Failing to secure required pre-approvals before submitting to DOB is a common source of delay — because the DOB application cannot be approved until the external approval is in hand and uploaded.
Landmarks Preservation Commission (LPC)
Individually landmarked buildings and buildings within any of NYC's 143 designated historic districts require LPC approval before the DOB can issue a permit for exterior work. LPC issues Certificates of Appropriateness (COA), Certificates of No Effect (CNE), and Permits for Minor Work (PMW) through its Portico online portal. Staff-level permits may be issued in under two weeks; a full COA requiring a public hearing can take several months. LPC approval must be obtained and uploaded to the DOB application before the plan examiner can approve exterior work items.
FDNY Pre-Approvals
Work involving fire suppression systems, fire alarm systems, and certain life-safety installations requires FDNY review and approval in addition to the DOB permit. FDNY coordinates with the DOB through a concurrent review process for projects that involve both agencies. Filing representative coordination between DOB NOW submissions and FDNY's Fire Prevention Online system is required to keep parallel approvals moving at the same pace.
Department of Transportation (DOT)
Construction that affects the public right-of-way — sidewalk sheds, scaffolding, lane restrictions, crane operations, and curb cuts — requires DOT permits in addition to DOB permits. DOT permits must be in place before the corresponding access equipment or right-of-way work can begin, and their absence can delay the start of construction-related work even when the DOB permit is already issued.
Department of Environmental Protection (DEP)
Projects involving asbestos abatement, demolition of certain materials, excavation work near city water infrastructure, and utility connections require DEP permits or notifications. Asbestos survey results must be documented and submitted with demolition filings. For projects involving mechanical system commissioning, DEP noise permits may be required for testing activities.
Building Filing from Start to Permit Issuance
The following outlines the standard sequence for a permitted alteration project filed through DOB NOW: Build under standard plan examination.
Resolving Open Permits and DOB Violations
Open permits — permits issued but never closed with a final sign-off — are among the most common issues discovered during property due diligence, refinancing, and sale transactions in New York City. They often reflect work that was completed but never properly closed out, or work that was started and abandoned without resolution. Lenders, title companies, and co-op and condo boards routinely flag open permits as conditions requiring resolution before closing.
Closing Open Permits
Closing an open permit requires scheduling and passing a final inspection through DOB NOW: Inspections, resolving any outstanding plan examination objections, submitting required final reports (including Special Inspection certifications and energy compliance commissioning reports where required), and receiving a Letter of Completion or CO. For permits where the original applicant is no longer available, a new applicant of record must be designated before the permit can be progressed.
Work Without a Permit Violations
Class 1 ECB violations for Work Without a Permit carry civil penalties of $2,500–$25,000 per violation, plus a surcharge equal to double the standard permit fee when the work is legalized retroactively. The legalization process requires filing as-built drawings reflecting the work as constructed, going through plan examination, obtaining a permit, completing any required inspections, and filing for final sign-off. In some cases where the DOB determines the work cannot be legalized, removal or correction of the unpermitted work may be required.
Deferred and Lapsed Filings
Filed applications that have been in Objections status for extended periods without response — or applications where permits were issued but expired — create a more complex resolution path than active filings. Post & Lintel reviews the status of deferred and lapsed filings, assesses the outstanding objections or permit conditions, and develops a plan for moving them to close-out.
Post & Lintel Building Filing Services
Post & Lintel manages building filings on behalf of building owners and project teams, coordinating with the design professional of record, trade contractors, and city agencies throughout the application and permit lifecycle.
- Pre-filing assessment and code review
- Application type determination
- DOB NOW: Build application setup
- Document assembly and checklist review
- New Building (NB) filing coordination
- ALT-1 / ALT-CO filing coordination
- ALT-2 filing coordination
- ALT-3 filing coordination
- Demolition (DM) filing coordination
- Professional Certification filings
- Plan examination monitoring
- Objection response and resubmission
- Plan examiner appointment coordination
- Trade permit tracking and coordination
- Post Approval Amendment (PAA) filings
- LPC application coordination
- FDNY pre-approval coordination
- DOT permit coordination
- DEP asbestos and demolition coordination
- Inspection scheduling and tracking
- Special Inspection (TR1) filing coordination
- Open permit resolution
- Work Without a Permit legalization
- CO and Letter of Completion coordination
Projects and Building Types
Post & Lintel has supported building filing services across a range of project types and ownership structures throughout New York City's five boroughs.
Frequently Asked Questions
Who can file a permit application with the NYC DOB?
NB, ALT-1, and ALT-2 applications must be filed by a licensed Registered Architect (RA) or Professional Engineer (PE). Property owners may file their own ALT-3 applications for minor work not affecting egress, occupancy, or structure. Filing representatives — licensed expediters — can submit applications on behalf of design professionals and owners but must be registered with the DOB as Class 1 or Class 2 filing representatives.
What is a Class 1 vs. Class 2 filing representative?
Class 1 filing representatives are licensed architects or engineers who can prepare and certify plan filings and meet with DOB plan examiners to discuss technical matters. Class 2 representatives can file applications and interact with the DOB on administrative matters but cannot represent the design professional in technical discussions with plan examiners. When engaging filing support, confirming the representative's class is relevant to the scope of services they can provide.
Can I start construction before the permit is issued?
Generally, no. Work requiring a permit cannot legally begin before the permit is issued. Proceeding before permit issuance constitutes Work Without a Permit — one of the most common DOB violations in New York City — and carries civil penalties of $2,500–$25,000 plus double the standard permit fee for legalization. Limited exceptions exist for emergency work, which requires immediate DOB notification.
How do I know if my project needs LPC approval?
If the building is individually landmarked or located within one of NYC's 143 designated historic districts, exterior work — and in some cases significant interior work — requires LPC review before a DOB permit can be issued. You can check a building's LPC designation status through the NYC LPC's Discover NYC Landmarks map or by searching the property address in the LPC's online database.
What happens if I don't respond to DOB objections?
Applications with unresolved objections will not be approved and permits will not be issued. If objections go unaddressed for an extended period, the application may lapse. Re-activating a lapsed filing can require additional work and fees. For applications already in Approved status, outstanding conditions that were deferred to a later stage must be resolved before final sign-off can be obtained.
What is a Post Approval Amendment and when is it needed?
A PAA is required when changes to the approved scope of work arise after the original plan is approved — such as revised room layouts, material changes, structural modifications, or expanded scope. PAAs are filed through DOB NOW and go through plan examination. Work in the area affected by the PAA cannot proceed until the amendment is approved, though work in unaffected areas may continue.
My building has open permits from years ago — is that a problem?
Open permits appear on the DOB's Building Information System (BIS) and are visible to lenders, title companies, co-op boards, and buyers during due diligence. They can delay or block financing and sale transactions. Resolving them requires scheduling final inspections, addressing any remaining objections, and obtaining a Letter of Completion or CO through DOB NOW. Post & Lintel can review the status of open permits and advise on the resolution path.
How are filing fees calculated in NYC?
DOB NOW calculates fees automatically based on project data entered in the application. Fees for alteration and new building applications are based on estimated construction cost using a sliding scale under NYC Administrative Code Table 28-112.2. As of December 21, 2025, the minimum fee for any application is $130 under Local Law 128/2024. Trade permit fees are calculated separately by each respective trade. Architect and expediting fees are separate from DOB filing fees.
Have a filing that needs to move? Reach out to discuss your project, permit status, or open filing history.
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