Applications

Architect of Record

Asbestos

Combining Apartments

DOB Applications & Permit Process

Electrical Work

Energy Conservation Code

Expiration of DOB Applications

Façade Restoration

Fees

How long will it take to get a DOB Permit

Inspections

Phasing the Work

PW1 Guide

Reinstating Applications & Permits

Self- Certification

Tenant Protection Plan

TR-1 Forms and Who Signs When

Owner’s Signatures

Sign-offs

 

 

Certificates of Occupancy

Basements and Cellars

Building Code Occupancy Classifications

Certificates of Occupancy

Combining Apartments

Counting Stories

Exempt Buildings

Mezzanines

Multiple Dwelling Classifications

Penthouse Additions

Room Count

 

 

Continuing Education

AIA Requirements

New York State Requirements

MKA Workshops

Online Credits

 

Contractor Insurance Requirements

Department of Building Requirements

Department of Transportation Requirements

Street Obstruction Bonds

Waiver of Worker’s Compensation Insurance

Requirements for All Insurance Certificates

Guidelines for Licensees

Safety Registration

General Contractor Registration

 

 

Drafting Standards

MKA AutoCAD Standards

MKA Line Weights

DOB Requirements for Naming Drawings

Plan Exam Guidelines

 

 

Façade Inspections

Local Law 11 of 98

Sample TR-1 Form

 

 

Habitable rooms

Cellar Space

Ceiling Height

Habitable Space

Kitchens

Light and Air

Occupiable Space

Recreation Rooms

Room Area

Room Dimensions

Room Width

 

 

Handicap

Adaptable

Bathroom Prototypes

Bathrooms

Door Sizes

Handicap Laws

Lever Handles

Residential Renovations

Private Residences

Turning Areas

 

 

Landmarks

Interior Work

Master Plans & Historic Photos

 

 

Lead Paint

 

 

Lot Line Windows

Building Separation

Lot Line Windows

Multiple Dwelling Law Restrictions

Openings in Exterior Walls

 

 

Miscellaneous

A/C Dunnage

Barbeques

Balcony Enclosures

Boiler Inspections

Easements

Energy Conservation Code

Environmental Review

Fire Protection of pre-1973 Office Buildings

Kitchen Exhausts

Restaurant Kitchens

Roof Decks

Vents and Exhausts

 

 

Permits

Construction Hours

Equipment Use Permits

Façade Restorations

Insurance Waivers

Place of Assembly Permits

Reinstating Expired Permits

Street and Sidewalk Work

Underpinning

Work Exempt from Permit

1 RCNY 101-14

 

 

Plumbing

Plumbing

Filling out a Schedule B

Gas

Sign-offs

 

 

Smoke & Carbon Monoxide Detectors

Smoke & Carbon Monoxide Detectors

Smoke Detectors in Existing Apartments (1968 Code)

Carbon Monoxide Detectors in Existing Apartments (1968 Code)

Smoke Detectors in Existing Apartments (2008 Code)

Carbon Monoxide Detectors in Existing Apartments (2008 Code)

 

 

Tenements

Tenement Laws

History

 

 

Violations

ECB Violations

Electrical Violations

Violation Types

Violation Codes

 

 

Zoning

Variances

 

 

* Disclaimer*

Please do not rely on the information contained in this website.  You should always refer to the actual law and/or government websites for accurate information.

 




APPLICATIONS
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Architect of Record
MK Architecture, PC will serve as Architect of Record in many situations. MKA must be retained by the property owner or primary tenant (not the designer or contractor). MKA will only sign and seal drawings we have prepared in-house (though we can use your AutoCAD® files as base drawings).

 

Asbestos
An asbestos investigation is required for any work in any building constructed prior to 4/1/87. The owner must retain a licensed asbestos investigator to determine whether any ACM (asbestos containing material) will be disturbed as a result of the renovation. The investigator will prepare a form ACP-5 (for little or no asbestos) or ACP-7 which MK Architecture, PC will submit to the DOB with the application. Buildings that have had an asbestos abatement still require an ACP-5 report. For work in buildings constructed after 1987, MKA will prepare an ASB-4 waiver form for the architect/engineer to sign and seal.

 

Combining Apartments
See Combining Apartments in the Certificate of Occupancy section below.

 

DOB Applications & Permit Process
1. An application is submitted (the applicant is an architect or engineer) and the DOB approves the proposed work.
2. A permit is issued to do the physical work that was approved in Step 1 (the permit applicant is a contractor).
3. The Work is inspected and, if it matches what was approved in step one, the project is signed off. If a new Certificate of Occupancy is required, it is issued as part of this step.
DOB Work Types [PDF]
E-Filing – “PW-1 Users Guide”

 

Electrical Work
The Department of Buildings does not review electrical drawings. However, prior to starting work, a licensed electrical contractor must submit an application for a Certificate of Electrical Inspection to the Bureau of Electrical Control (BEC).

 

Energy Conservation Code
Please note that all new applications must demonstrate compliance with the Energy Conservation Code. Please see our “Laws” and “Links” Sections for more information.

 

Expiration of DOB Applications
DOB Applications generally expire if there is no action for 12 months. Approved applications can be reinstated up to 24 months from date of approval. Permitted applications can always be reinstated but the DOB fee may be as much as the original filing fee. See ‘Reinstating Applications and Permits’ below.

 

Façade Restoration
Building Facade Restoration Filing Requirements [PDF]


Fees
Filing Fees – DOB fees can be found in Building Code Table 28-122.2. For Alterations in commercial buildings and multiple dwellings the fees are calculated on each filing document based on the cost of construction: $140 for the first $5,000; plus 1.03% of everything over $5,000; plus $15 to file an ACP-5 asbestos report. For example the fees for a renovation with a total construction cost of $300,000 divided between $200,000 of general construction and a subsequent application for $100,000 of mechanical and plumbing work, and an ACP-5; would be ($140 + 1.03% x $195,000) + ($140 + 1.03% x $95,000) + 15 = $3,282.

DOB Fee Schedule



Landmarks Fees – For Alterations in commercial buildings and multiple dwellings the fees are calculated based on the construction costs: $50 for the first $25,000; plus 0.3% of everything over $25,000. For example the fees for a renovation with a total construction cost of $300,000 would be $50 + (0.003 x $275,000) = $875
Landmarks Fee Schedule



Permit Fees – When a project is permitted, the DOB charges a $35 microfilm fee plus the Landmarks Fee.

 

How long will it take to get a DOB Permit?
Once it’s filed, the DOB usually takes about 3-4 weeks to review an Alteration Type 2 Application. They usually take about 6-8 weeks to review an Alteration Type 1 Application. After they have reviewed the application we must meet with the examiner to resolve the objections. The biggest factor at this stage is the availability of the Plan examiner – it takes a month to get an appointment with some of them. Once the job is approved, it takes a day or two to issue the permit if the contractor’s tracking number is in order.

 

Inspections
Directive 3 of 1975 provides for DOB inspections of construction sites.
Directive 14 of 1975 provides for limited plan examination (in theory) and for the architect/engineer to perform the final inspection.
Final Inspection Report Deadline Reminder [PDF]
TR1 Technical Report [PDF]

 

Phasing The Work
In theory it is possible to save filing expenses by filing one application for multiple phases of work stretched over an extended period of time. In practice this is difficult.


The DOB requires applications to be inspected and signed off within one year. Generally the more time goes by, the harder it is to process a sign-off. Architects’ and engineers’ inspection reports must be filed within 30 days of the date they were performed.


Plumbing rough inspections must be performed before the walls are closed. The plumber who signs off the plumbing at the end of the job must sign off all the phases even if the work was performed by another plumber. Plumbers are extremely reluctant to sign-off someone else’s work. For these reasons, only one of the phases should include plumbing work.


DOB permits can be renewed indefinitely for a minimal fee but contractors are usually reluctant to take out permits on inactive jobs.
As long as the project is open, it is subject to DOB inspections and a copy of the permit and approved plans must be available on site for review by an inspector.


If an application expires the DOB will require a Post Approval Amendment and additional fees (from $100 to the full filing fee) to reinstate it.
For these reasons, we recommend filing a separate application for each phase of work whenever possible.

 

PW1 Guide
PW1 Guide

 

Reinstating Applications & Permits
Reinstating Applications & Permits [PDF]

 

Self-Certification
Directive 14 of 1975 – provides for limited plan examination (in theory) and for the architect/engineer to perform the final inspection. The DOB audits these inspections. The alternative to final inspection by the applicant is having the DOB perform the final inspection under Directive 3 of 1975.


Professional Certification – allows the architect/engineer to certify that the application fully complies with all laws and codes. These applications are approved very quickly (one or two days) because they are not reviewed by a plan examiner. The DOB routinely audits these applications and will revoke the permits if they discover problems. Professional Certification requires the following statements:


Applicant’s statement: "I hereby state that I have exercised a professional standard of care in certifying that the filed application is complete and in accordance with applicable laws, including the rules of the Department of Buildings, as of this date. I am aware the Commissioner will rely upon the truth and accuracy of this statement. I have notified the owner that this application has been professionally certified. If an audit or other exam discloses non-compliance, I agree to notify the owner of the remedial measures that must be taken to meet legal requirements. I further realize that any misrepresentation or falsification of facts made knowingly or negligently by me, my agents or employees, or by others with my knowledge, will render me liable for legal and disciplinary action by the Department of Buildings and other appropriate authorities, including termination of participation in the professional certification procedures at the Department of Buildings."


Owner’s Statement: “I have read and am fully aware of the applicant’s above statement that this job will be professionally certified, and agree to bring into compliance any construction which is found not to comply with all applicable laws and regulations.”


Professional Certification Objections – allows the architect/engineer to certify compliance with all the Plan Examiner’s objections and is supposed to reduce the number of plan examination appointments. The DOB procedure for doing this is cumbersome and can actually take more time than normal plan examination. We do not recommend Professional Certification of Objections.


Plumbing Self-Inspection – allows plumbers to inspect their own work. The DOB audits roughly 20% of these inspections.

 

Tenant Protection Plan
Required whenever an occupied building is being renovated. Can be filed as part of the alteration application or under a separate application.

 

TR-1 Forms and Who Signs When?
Design Applicant is the architect or engineer who signs the plans.
Inspection Applicant is the architect or engineer who inspects the work. There can be multiple inspection applicants.
The TR-1 form is usually submitted to the DOB three times:
1. Identification of inspections (submitted for pre-filing) is signed by Design Applicant. (Line items are not initialed at this stage)
2. Identification of responsibilities (submitted for permit). Inspection Applicant initials items he/she is going to inspect and signs section 7. Design Applicant signs. Owner signs
3. Completion (submitted for sign-off). Inspection Applicant initials items he/she inspected and signs section 8.
TR-1 Form [PDF]

 

Owner’s Signatures
A condo/coop unit owner or a lessee can sign DOB forms as “owner” under TPPN 17/87, DOB Memo dated 5/8/84 and the Building Code Section 28-104.8.


PW1-Form – A condo/coop unit owner can sign section26 if an office of the condo/coop board signs section 26A. A lessee can sign Section 26 if the owner signs Section 26A, (or if the application includes “a signed notarized statement by the applicant that the owner has authorized the filing of the application”). If the owner is a corporation, two officers must sign Section 26&26A (except that for condos and coops the unit owner may sign Section 26 in lieu of one of the officers).


TR-1 Forms – Whoever signs as owner in Section 26 or 26A of the PW-1 form can sign TR-1 forms. The preferred signer is the condo/coop unit owner of lessee.


PW-3 Forms – Whoever signs as owner in Section 26 or 26Aof the PW-1 form can sign PW-3 forms. The preferred signer is the condo/coop unit owner or lessee.

 

Sign-offs
For Alteration Type 2, Directive 14 applications – the architect or engineer inspects the finished construction. The plumber and electrician sign-off their own work. The DOB issues a Letter of Completion
Final Inspection Report Deadline Reminder [PDF]


For Alteration Type 2, Directive 3 applications – the DOB inspects the finished construction. The plumber and electrician sign-off on their work. The DOB issues a Letter of Completion.


For New Building and Alteration Type 1 applications – the DOB inspects the finished construction. All work must be signed off, all inspections must be up to date, and all violations must be cleared. The DOB issues a Certificate of Occupancy.






CERTIFICATES OF OCCUPANCY
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Basements and Cellars
In general, a basement is a story which is partly below curb level but with at least half of its space (measured from floor to ceiling) above curb level, and a cellar is a story with more than half its space below curb level.


Building Code Occupancy Classifications

Building Code Occupancy Classifications (pdf)

 

Certificates of Occupancy
A Certificate of Occupancy establishes the legal use and occupancy of a space. It generally lists the live loads of each floor, the Zoning Use Group, the Building Code Occupancy Group, and the maximum number of people that may safely occupy the facility.


A new CO is issued for an entire building (new or renovated). An amended CO is issued to change an existing CO and only requires inspection of the parts of the building being changed.

Combining Apartments

Prior to 1997 combining apartments required filing an Alteration type 1 and amending the CO. TPPN #3/97 [PDF] made it possible to combine apartments under an Alteration Type 2 in most situations.


Combining Condominium units also requires filing a tax lot combination at the Department of Finance. The DOB requires a tentative tax lot combination at DOF before they will approve the project. Once the combination is complete and signed off at DOB, the condo’s attorney must amend the condo declaration with the state Attorney General and obtain a CRFN number as proof of filing with the City Registrar. MKA will then submit the CRFN to DOF and finalize the tax lot combination.

 

Counting Stories
All DOB applications must refer to the floor number as listed on the Certificate of Occupancy which counts all floors and often doesn’t match the way the occupants refer to the floors.


For example, in a building with a basement and no 13th floor: Apt. 1A is in the Basement, Apt. 2A is on the 1st floor, Apt. 12A is on the 11th floor, Apt. 14A is on the 12th floor, etc. Some recent buildings skip even more floors for marketing purposes. To confuse things further, mezzanines are not counted as stories.

Exempt Buildings
New buildings were not required to have Certificates of Occupancy prior to 1938 when the Building Code came into effect. Many of these buildings still don’t have Certificates of Occupancy. They are only required to get Certificates of Occupancy if the make changes to use, occupancy, etc.
Letter of No Objection


The DOB will issue a Letter of No Objection for a building which does not have a Certificate of Occupancy. This Letter can be used in lieu of a Certificate of Occupancy when applying for Liquor Licenses, etc.

Mezzanines
Mezzanines are less than one-third of the floor which they serve. The Building Department does not count them as stories.

Multiple Dwelling Classifications
Multiple Dwelling Classifications (pdf)

 

Penthouse Additions
For zoning purposes, penthouses are no different than any other level of a building. For Building Code purposes, penthouses are not considered floors if total area of all roof structures is not more than thirty three and one-third percent of roof area [BC B27-306]. For Multiple Dwelling Law purposes, penthouses additions are not considered additional floors if dwelling area is not more that twenty-five percent of roof area [MDL Section 171].

Room Count
The Zoning Resolution used to limit the number of habitable rooms permitted (this is why developers used to build “L-shaped studios” and “junior one bedrooms” instead of regular one-bedroom apartments). Older Certificates of Occupancy often list “Building Code Habitable Rooms;” newer Certificates of Occupancy do not. The DOB policy is that even though room count is no longer regulated, they cannot permit work contrary to the Certificate of occupancy. So if the Certificate of Occupancy shows a room count, the only way to change the number of rooms is to amend the Certificate of Occupancy.

 

 


 

CONTINUING EDUCATION

 

AIA Requirements
Total: 18 LU’s (Learning Units) per year. Sustainability: min. 4 LU’s per year (2009-2012). HSW (Health Safety & Welfare): min. 4 LU’s per year Architectural Record magazine articles: max. 8 per year


New York State Requirements
Total: 36 LU’s (Learning Units) per 3-year cycle.


MKA Workshops
MKA is an AIA/CES registered provider. We sponsor ‘lunch and learn’ events by various manufacturers and workshops by MKA staff on Building Code and Zoning issues. Let us know if you would like us to conduct a workshop at your office. Credits will be submitted to the AIA and you will receive a certificate at the end of the workshop.


Online Credits
AIA Distance Learning home page
Ronblank home page






CONTRACTOR INSURANCE REQUIREMENTS
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Department Of Buildings Requirements
Worker’s Compensation is required for all permits. The DOB will accept:

1. Form GSI105.2 (revised 2/02) – Certificate of New York State Worker’s Compensation Insurance Coverage; or

2. Form U26.3 – Certificate of Worker’s Compensation Insurance – New York State Insurance Fund; or

3. Form C 105.21 (revised9/07) – Statement That Business Does Not Require Worker’s Compensation and/or Disability Insurance

Disability Insurance is required for all permits. The DOB will accept:

1. Disability Form DB 120.1 (revised 5/06) – Certificate of Compliance with Disability Benefits Law; or

2. Form C 105.21 (revised 5/01) – Statement That Business Does Not Require Worker’s Compensation and/or Disability Insurance.

3. General Liability is only required for new building permits. The DOB will accept:

4. Accord – Certificate of Liability Insurance (01/09 or 09/09)

 

 

Department of Transportation Requirements
Worker’s Compensation is required for all permits. The DOT will accept:

1. Form GSI105.2 (revised 2/02) – Certificate of New York State Worker’s Compensation Insurance Coverage; or

2. Form U26.3 – Certificate of Worker’s Compensation Insurance – New York State Insurance Fund.

Note: The certificate holder must be the “Department of Transportation, Bureau of Permit Management, City of New York”. The certificate should also state that the “General Contractor and all Subcontractors are covered for the entire operation”.
Disability Insurance is required for all permits. The DOT will accept:

1. Disability Form DB 120.1 (revised 5/06) – Certificate of Compliance with Disability Benefits Law.

General Liability is required for all permits. The DOT will accept:

1. Accord – Certificate of Liability Insurance(01/09 or 09/09)

Notes:

1. The certificate must list the “City of New York and the Department of Transportation, Bureau of Permit Management, 40 Worth Street, New York, NY 10013” as an additional insured

2. It must include the following clause: “The coverage is broad enough to cover the operations of this contractor in the Borough of” Manhattan, Bronx, Queens, Brooklyn, Staten Island, or All Boroughs (specify one).

3. The policy must indicate that there is at least commercial general liability coverage of $325,000. If the permit is for the installation of a crane or a shovel in the street, the policy must provide for $500,000- $2,000,000 for bodily injury and $500,000 to $1,000,000 for property damage. Permits for sidewalk construction require $50,000 for bodily injury and $5,000 for property damage insurance.

4. The policy must also indicate that “in the event of expiration or cancellation of any such policy, the company will give the Department of Transportation/Bureau of Permit Management at least twenty (20) days written notice prior to such expiration or cancellation”.

 

Street Obstruction Bonds
To simplify the permitting process, the Buildings Department no longer requires permit applicants to provide Street Obstruction Bonds.
For small residential projects the DOB will issue a permit directly to the owner. In this case the owner must provide:

Waiver or Worker’s Compensation Insurance. The homeowner must fill out the form online and print it out.

 

Waiver of Worker’s Compensation Insurance
Waiver Form

 

Requirements for All Insurance Certificates

  • Include your license/registration/tracking number(s) on all forms.
  • Insurance policy number(s) and Federal Employer Identification Number (EIN) must appear on your Disability Certificate
  • The Policy Holder/Insured business name must always appear exactly as it does on the company’s filing receipt.
  • The Policy Holder’s business address cannot be a Post Office Box. The address must appear exactly as it does on the Department’s Buildings Information System (BIS).
  • To verify your business name or address, access BIS at www.nyc.gov/buildings, select “BIS”, then “Skilled Trades Licensee/General Contractor Search”.
  • The Certificate Holder box must read “New York City Department of Buildings, Attn: Licensing Unit, 280 Broadway, 6th Floor, New York, NY 10007.”
  • Corrections cannot be handwritten on certificates. Corrected forms must be submitted by the producer/insurance broker.
  • To update a policy that has been cancelled you must submit a letter of re-instatement along with an updated insurance certificate.
  • If you are starting a new business or your business has moved, you must have the new address approved by the Department before you submit insurance certificates.
  • To request approval of a new business address, please submit the Business Address Verification Form (LIC33).
  • General Contractors must submit a notarized letter stating the business has moved from the old address to the new address in order to change the location in the system

 

Guidelines for Licensees
Guidelines for Licensees – Keeping Insurance Current (pdf)

 

Safety Registration
Safety Registration Numbers Required (pdf)

 

General Contractor Registration
General Contractor Registration (pdf)






DRAFTING STANDARDS
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MK Architecture AutoCAD Standards
MK Architecture Autocad Standards

 

MK Architecture Line Weights
Colors in order from lightest to heaviest are:
Blue – Very Light
Red – Very Light
Magenta – Light
Green – Medium
Cyan – Medium Heavy
Yellow – Medium Heavy
White – Heavy-plan and section cuts, walls, etc.
11 – Very Heavy
12 – Very Heavy
13 - Heaviest

 

DOB Requirements for Naming Drawings
DOB Requirements for Naming Drawings [PDF]

 

DOB Plan Exam Guidelines
DOB Plan Exam Guidelines






FACADE INSPECTIONS
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Local Law 11 of 98
LL 11/98 mandates the periodic inspection of the exterior walls and appurtenances of buildings greater than six stories in height. Some of the recent program revisions added to improve public safety include:

1. Buildings are to be classified as Safe, Unsafe, or Safe with a Repair and Maintenance Program (SWAMRP). The category of “Precautionary” in LL 10/80 has been eliminated.

2. Conditions previously classified as SWARMP in cycle 5 must be repaired prior to filing for cycle 6. If not repaired, the conditions must be classified as unsafe and an unsafe condition report must be filed for cycle 6. If not repaired, the conditions must be classified as unsafe and an unsafe condition report must be filed for cycle 6.

3. No additional legal requirements for the 6th cycle of LL 11/98, but several new reporting forms, procedures, and instructions have been developed.


Sample TR-1 Form
TR-1 Form (pdf)






HABITABLE ROOMS
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Cellar Space
Cellar space cannot be used as habitable (unless this is an existing condition). It can however be used as a “recreation room” for the apartment above.


Ceiling Height
Habitable rooms and spaces shall have a ceiling height of not less than 8 feet.
Occupied spaces and corridors shall have a ceiling height of not less than 7 feet 6 inches. Bathrooms, toilet rooms, kitchens in other than I-1 and R occupancies, kitchenettes in I-1 or R occupancies, storage rooms and laundry rooms shall be permitted to have a ceiling height of not less than 7 feet. All measurements shall be taken from the finished floor to the finished underside of the ceiling or ceiling beams. [BC 1208.2]


Exceptions:

1. In one and two-family dwellings, beams or girders spaced not less than 4 feet on center may project not more than 6 inches below the required ceiling height, provided that a clear height of 7 feet is maintained.

2. Habitable rooms in basements of one-family dwellings, including any projecting beams, shall have a ceiling height of not less than 7 feet.

3. Habitable rooms in basements of multiple dwellings may have as many as four beams crossing the ceiling if none of the beams exceeds 12 inches in width or extends below the ceiling more than 6 inches.

4. Spaces above and below a mezzanine, other than habitable spaces, shall have a ceiling height of not less than 7 feet.


Furred ceiling – Any room with a furred ceiling shall be required to have the minimum ceiling height in two-thirds of the area thereof, but in no case shall the height of the furred ceiling be less than 7 feet. [BC 1208.2.1]


Exception: Minimum ceiling heights of habitable rooms and spaces shall not be less than established in Section 1208.2.

 

Habitable Space
All rooms and spaces within a dwelling unit in group R or I-1, including bedrooms, living rooms, studies, recreation rooms, kitchens, dining rooms, and other similar spaces. [BC 1202.1]


Exception: The following spaces within a dwelling unit shall not be considered habitable spaces:

1. A dining space 55 square feet (5.1 m2) or less located off a living room, foyer or kitchen;

2. A kitchenette

3. A bathroom or toilet room

4. A laundry room

5. A corridor, passageway or private hall; and a foyer used as an entrance hall in a dwelling unit: not exceeding 10 percent of the total floor area of the dwelling unit; or not exceeding 20 percent of the floor area of the dwelling unit where every habitable room is at least 20 percent larger that the required minimum room sizes established by the New York City Housing Maintenance Code.

 

Kitchens
Kitchen – A kitchen is a room with 80 square feet or more of the floor area which is intended, arranged, designed, or used for cooking or warming of food. [BC 1202.1]


Kitchenette – A kitchenette is a space with less than 80 square feet of floor area which is intended, arranged, designed, or used for cooking or warming of food. [BC 1202.1]


Super Kitchens – A Living Room with a cooking space open to it can be considered a Super Kitchen if:

1. The dwelling unit has a minimum of one (1) bedroom

2. The ventilating windows are large enough to ventilate the entire space (minimum of 10% of the space)

3. The ventilating windows are in direct line with cooking space

4. The maximum depth of the room (measured from the ventilating windows) is 30 feet


Kitchen – A kitchen is a room with 80 square feet or more of the floor area which is intended, arranged, designed, or used for cooking or warming of food. [BC 1202.1]

Kitchenette – A kitchenette is a space with less than 80 square feet of floor area which is intended, arranged, designed, or used for cooking or warming of food. [BC 1202.1]

Super Kitchens – A Living Room with a cooking space open to it can be considered a Super Kitchen if:

1. The dwelling unit has a minimum of one (1) bedroom

2. The ventilating windows are large enough to ventilate the entire space (minimum of 10% of the space)

3. The ventilating windows are in direct line with cooking space

4. The maximum depth of the room (measured from the ventilating windows) is 30 feet

 

Light and Air
All “habitable rooms” require natural light and air. The required glazing is 10% of the floor area, and the required ventilation is 5%.



Occupiable Space
A room or enclosed space, other than a habitable space, designed for human occupancy or use in which individuals may remain for a period of time for rest, amusement, treatment, education, dining, shopping, employment, labor or other similar purposes. [BC 1202.1]

 

Recreation Rooms
Recreation rooms are permitted in the cellar of multiple dwellings when:

 

1. Said recreation rooms are being provided in conjunction with the apartments directly above.

2. Said recreation rooms will be smaller than the apartments that they are accessory to.

3. Said recreation rooms are connected with apartments directly via communicating stair in compliance with LL 58/87.

4. Said recreation rooms are provided with egress via FPSC doors at the lower level directly into the public hall.

5. Said recreation room will not be used as “living rooms” or for sleeping purposes. Plan shall include this note.

6. Said recreation rooms will not be rented independently.

7. Said recreation rooms will be provided with a minimum sized powder room barely large enough to accommodate a water closet and lavatories.

8. The apartment being served has a minimum of three and a half zoning rooms.

9. The recreation room has no window to the outside

10. The distance between the communicating stair and the entrance door to the apartment will not be more than 20 feet.

 

Room Area
Habitable rooms and spaces – Every habitable room or space shall have not less than 80 square feet in net floor area. [BC1208.3.1]
Exceptions:

 

1. A room that complies with the requirements for natural light and natural ventilation and in addition has an unobstructed opening of not less than

2. A habitable dining space, as defined by the New York City Housing Maintenance Code, that complies with the requirements for natural light and natural ventilation may have less than 80 square feet of net floor area.

3. A room in a group R-1 dwelling unit shall have not less than 60 square feet of net floor area.


Dwelling units: In a dwelling unit, at least one habitable room shall have not less than 60 square feet of net floor area. [BC 1208.3.1]
Exception: Group R-1 dwelling or sleeping units.

 

Room Dimensions
Rooms except kitchens, water closet compartments and bathrooms, shall meet the following minimum requirements as to size according to MDL (Multiple Dwelling Law):

 

1. In each apartment in a class A multiple dwelling there shall be at least one living room containing at least one hundred thirty-two square feet of floor area.

2. Every living room shall contain at least eight square feet of floor space.

3. Every room shall be at least eight feet high.

4. Every living room shall be at least eight feet in its least horizontal dimension and except that any number of bedrooms up to one half of the total number in any apartment containing three or more bedrooms may have a least horizontal dimension of seven feet or more.

 

Room Width
Habitable spaces, other than a kitchen, shall not be less than 8 feet in any plan dimension. Kitchens and kitchenettes shall have a clear passageway of not less than 3 feet (914 mm) between counter fronts and appliances or counter fronts and walls. [BC 1208.1]
Exceptions:

 

1. A room that complies with the requirements for natural light and natural ventilation and in addition has an unobstructed opening of not less than 60 square feet into an immediately adjoining room shall not be less than 7 feet in any plan dimension.

2. A habitable dining space that complies with the requirements for natural light and natural ventilation may be less than 8 feet in any plan dimension.

3. One-half the number of bedrooms in a dwelling unit containing 3 or more bedrooms shall not be less than 7 feet in any plan dimension.

4. A room in a group R-1 dwelling or sleeping unit shall not be less than 6 feet in any plan dimension.






HANDICAP
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Adaptable
“Adaptable” refers to spaces that can be easily make “useable.” For example, an adaptable bathroom already has grounds inside the walls so that grab bars can be easily installed in the future.


Bathroom Prototypes
These prototypes were developed by the DOB as an alternative to calculating clearances fixture by fixture. They can be found in various DOB memos and are collected in “Barrier-Free Design: The Law—New York City,” an excellent guide published by the United Spinal Association.


Bathrooms
Commercial-: All bathrooms that are renovated require compliance with LL. 58/87.
Old Code Residential-: All bathrooms that are renovated require compliance with LL. 58/87.
2008 Code Residential-: Only one bathroom in each apartment must be fully compliant. However, the entire apartment must comply with the 2008 Code to take advantage of this.

Existing bathrooms-: Existing configurations are grandfathered in. Plumbing fixtures may be replaced in the existing locations.


Door Sizes
Doors must provide a 32” clear opening. Typically, this means 2’10” for hinged doors and 2’8” for pocket doors. In addition, clearances are required for approaches to doors because LL58/87 requires full compliance with ANSI A117.1.


Handicap Laws
All the applicable handicap laws must be followed.

Local Law 58 of 1987- amended Title twenty-seven of New York City’s Administrative Code, i.e. the New York City Building Code in order to lay out strict standards for the provision of access for people with disabilities to functional areas in new and altered buildings. The law was enacted in 1987. It is incorporated into later editions of the 1968 Building Code as §27-292 & RS4-6; and into the 2008 Building Code as Chapter 11 and Appendices E & P.
ADA (Americans with Disabilities Act) -was enacted as legislation by the Federal government in 1990. This act is intended to make American society more accessible to people with disabilities. Title III of that act requires that all new construction and modifications must be accessible to individuals with disabilities. It later goes on to require that existing facilities must implement a barrier removal program to achieve compliance.

Fair Housing Act -is Title VIII of the Civil Rights Act. It was enacted by the Federal government in 1968 and prohibits discrimination in housing.


Lever Handles

Lever door handles are required in order to comply with these laws because LL58/87 requires full compliance with ANSI A117.1.

Residential Renovations
Whenever a residential bathroom (or other space) is renovated it must be made adaptable except in one- and two-family houses or when the work is only to replace fixtures on existing rough-ins with no change to configuration of the bathroom.


Private Residences

The Handicap Laws make no distinction about ownership type. An apartments in an elevator building must comply with all the provisions of LL58/87 even if it is a Coop or Condominium.

One- and two-family houses are exempt.

Turning Areas
Bathrooms must either provide a 60-inch diameter turning area or follow one of the prototypes.
Kitchens must either provide a 60-inch diameter turning area or an acceptable T-turn. Kitchenettes, depending on their size, may not be required to provide a turning area.






LANDMARKS
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Interior Work
The Landmarks Preservation Commission has jurisdiction over all work in Landmarks Buildings and in Historic Districts.

Master Plans & Historic Photos
MK Architecture has copies of the Master Plans and/or historic photos for many buildings on file in our database






LEAD PAINT
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Homeowners Lead Paint Law Compliance
Citizens Housing and Planning Council (pdf)
EPA’s New Layer of Lead-Based Paint Rules (pdf)
Local Law 1 – NYC Lead Poisoning Prevention Law Information (pdf)






LOT LINE WINDOWS
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Building Separation
“Protected openings within an exterior separation of 3 ft. 0 inch or less are permitted for buildings classified in Occupancy Groups J-2 and J-3 provided, however said openings do not exceed in total area 10% of the façade of the story in which they are located. The openings however, may not be credited towards meeting any of the mandatory natural light or ventilation requirements of Subchapter 12. Protection of openings with an exterior separation of 3 ft. to 30 ft. shall not be required for J2 and J3 occupancy groups. See section 27-331 of article four of subchapter five of this chapter for additional requirements for exterior walls and exterior wall openings. [BC Table 3-4, Note a]

“Upon special application, the commissioner may permit exterior wall openings to be constructed in excess of the permitted area established by table 3-4 if such openings at the time of their construction are located at least sixty feet in a direct line from any neighboring building except as otherwise permitted by footnote f [two buildings on the same lot]. Such additional openings may not, however, be credited toward meeting any of the mandatory natural light or ventilation requirements of subchapter twelve of chapter one of this title. If any neighboring building is later altered or constructed to come within the above distance limitation, the affected exterior openings shall immediately be closed with construction meeting the fire-resistance rating requirements for exterior wall construction of the building in which they are located.” [BC Table 3-4, Note b]



Lot Line Windows
All lot line windows will be either aluminum or steel with either wired, laminated or tempered glass.

All lot line windows will be protected with at least one sprinkler head per window as specified by TPPN#10/87 item VII.

All lot line windows will be operable but shall not count for required room ventilation.

In the event that the adjacent building undergoes construction that would cause any lot line windows to not be in compliance with limitations as per Table 3-4, those windows shall be closed off ( with the same fire resistive rated construction as the lot line wall) by this building’s owner.



Multiple Dwelling Law Restrictions
“All windows and their assemblies in walls situated on a lot line, except those facing on a street, shall be fireproof, with assemblies having a fire-4resistive rating of at least three-quarters of an hour and glazed with wire glass at least one-quarter of an inch thick. Every opening in a wall situated on a lot line which is less than fifty feet in a vertical direction above a non-fireproof roof of another structure within a distance of thirty feet of the wall in which the opening is located shall be an automatic fireproof window.” [MDL Sec. 30.10]



Openings in Exterior Walls

Openings in Exterior Walls (pdf)






MISCELLANEOUS
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A/C Dunnage
The 1968 Building Code (RS 13) requires that a/c units must be supported by non-combustible (steel, masonry or concrete) dunnage. The dunnage must, in turn, be supported by other non-combustible structural members.

 

Barbeques

1. Factory-built barbeque appliances shall be of an approved type and shall be installed in accordance with the manufacturer’s installation instructions. [MC 906]

2. Gas-fired barbecues may only be located against an exterior wall. [27-826]

3. A minimum clearance of 6 feet in all directions shall be provided from each door opening onto a rooftop. [BC 504.4.2]

4. A minimum clearance of 3 feet in all directions shall be provided from any fire escape or rooftop access ladder. [BC 504.4.3]

5. Barbecues are not permitted within 10 feet of any combustible waste or combustible material, including combustible building surfaces, balconies and decks. [FC 307.5.1]

6. Total grate area not to exceed 10 square feet [FC 307.5.2.1]

7. There must be a garden-type hose attached to a water supply or minimum of one portable fire extinguisher readily available [FC 307.5.1]

8. Charcoal, electric, and piped natural gas barbecues may be installed, operated and maintained on any residential premises [FC 307.5.1]

9. Portable LPC (Liquid Propane Gas) containers may only be used at 1- and 2-family residences. Not more than 2 containers may be stored and/or used. Each container shall have a maximum capacity of 10 pounds LPG, except that on balconies each container shall have a maximum capacity of 16.4 ounces LPG. [FC 307.5.3 ]

 

Balcony Enclosures
Lightweight, readily-removable balcony enclosures are not considered permanent parts of the building and the enclosed balcony area shall not be counted as floor area for zoning purposed under certain conditions.


Boiler Inspections

Local Law 62 of 1991 requires all buildings (except for residential buildings with six families or less) that have a boiler to file an annual inspection report.

 

Easements
Buildings Bulletin 2008-007 (pdf)

 

Energy Conservation Code
All DOB applications must now include an Energy Analysis demonstrating compliance. Acceptable formats are:

REScheck™ Software (residential)
Residential Prescriptive Package (residential)
Residential Trade-off Package (residential)
Download COMcheck™ Software (commercial)
Commercial Prescriptive Package (commercial)

 

Environmental Review
(E) Designations – Frequently Asked Questions

 

Fire Protection of pre-1973 Office Buildings
Local Law 5 of 1973 requires that office buildings that existed in 1973 provide fire protection by either installing sprinkler protection or by creating fire rated compartments of a pre-determined size.


Exceptions:

1. The exiting office building is less than one hundred feet in height and is therefore exempt from this law; or

2. The existing office building does not contain air conditioning mechanical ventilating units that serve more than one floor and is therefore exempt from this law; or

3. The floor where the work is on is fully sprinkler protected; or

4. The floor area of the entire floor where the work is located is less than seventy-five hundred square feet in; or

5. The floor where the work is located is less than forty feet above the curb; or

6. The floor area where the work is located has been sub-divided into the required compartments with the required fire rated construction.

 

Kitchen Exhausts
Residential kitchens are not required to vent gas appliances unless their input exceeds 20 BTU’s/hour/cubic foot of room space [BC 501.8]. So, an 8x10 foot kitchen with 8-foot ceiling (640 square feet) can accommodate a gas range up to 12,800 BTU’s without a vent.

 

Restaurant Kitchens
Restaurants require a 2-hour fire separation between a commercial kitchen and the dining portion of a restaurant. The Commissioner may grant a reconsideration to allow a dropped arch and sprinkler heads in lieu of the partition.

 

Roof Decks

1. Combustible decking may cover up to 20% of the contiguous roof area at that level [27-338(j) & BC 1509.9]

2. Combustible materials are not permitted within 3 feet of any rear or side property line. [1968 Building Code Table 3-4]

3. Ipe (an African hardwood) and composite materials such as Trex are combustible materials. Pressure-treated wood and ipe have MEA approval for use as fire-resistant materials in interior applications only.

4. Examples of non-combustible materials are stone pavers, concrete pavers, ceramic tile and aluminum decking.

5. A clear path of not less than 6 feet horizontal width and 9 feet in height shall be provided from the front of the building to the rear of the building and from one side of the building to the other… Such clear path shall be accessible from each point of the rooftop access from which clearance is required [FC 504.4.2.1]

 

Vents and Exhausts
The New York City Building Code does not permit exhaust ducts to terminate in exterior walls if they are within 10 feet of a residential window. This includes a/c vents.

Co-ops and Condos often limit vents to 600 CFM to minimize the impact on neighbors.






PERMITS
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After Hours Permits
An after-hour or weekend variance can be requested from the Department of Buildings when special concerns must be considered. All variances are reviewed on a case by case basis

 

Construction Hours
“After hours and weekend limits on construction work. Except
as otherwise provided in this subchapter, it shall be unlawful to engage
in or to cause or permit any person to engage in construction work other
than on weekdays between the hours of 7 a.m. and 6 p.m. A person may
however perform construction work in connection with the alteration or
repair of an existing one or two family owner-occupied dwelling
classified in occupancy group J-3 or a convent or rectory on Saturdays
and Sundays between the hours of 10 a.m. and 4 p.m. provided that such
dwelling is located more than 300 feet from a house of worship.”

 

New York City Administrative Code § 24-222, ENVIRONMENTAL PROTECTION AND UTILITIES


Equipment Use Permits
Mechanical equipment used for heating, ventilation, or air-conditioning requires an "Equipment Use Permit" in order to operate. The only exceptions are through the wall a/c units exceeding 3 tons (36,000 BTU’s). [BC 27-184]

 

Façade Restorations
Façade Restorations [PDF]

 

Insurance Waivers
To apply for an exemption from insurance requirements, the DOB only accepts the Certificate of Attestation of Exemption (form CE-200) as proof of a waiver from the New York State Workers’ Compensation and/or disability Benefits insurance coverage. (The WC/DB-100 form is no longer accepted.) A separate waiver must be completed for each job location and for each initial or renewal permit.


CE-200 (insurance exemption form) instructions
CE-200 (insurance exemption form) online application

 

Place of Assembly Permits
A place of Assembly is one where 75 or more members of the public gather indoors, or 200 people or more gather outdoors for religious, recreational, educational, social or political purposes or to consume food or drink. An example of a Place of Assembly is a restaurant or conference room with more than 75 seats.

 

Reinstating Expired Permits
see “Applications/Reinstating Applications& Permits” above.

 

Street and Sidewalk Work
DOB permits generally only cover work within the property line (the exceptions are awnings, marquees, signs, etc.). The Department of Transportation issues permits for all other permits affecting sidewalks and streets.

 

Underpinning
Underpinning is filed and permitted at the property being developed. However, no work can be performed on the other side of the property line without neighbor’s consent (since it would violate the Administrative Code and also be a trespass). The DOB’s application process does not require proof of the neighbor’s consent; they presume that the developer has secured permission. The PW-1 form is signed only by the owner of the property being developed. If the neighbor brings it to the DOB’s attention that his/her permission was never secured, the DOB will stop the underpinning work and revoke the permit.

 

Work Exempt from Permit
Work Exempt from Permit [PDF]
1 RCNY 101-14 [PDF]






PLUMBING
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Plumbing
Amendments Not Required for Minor Variations
Schedule B Minor Variation Initiative (pdf)

 

Filling out a Schedule B
Fixture Count

Cap or Remove (Section 6): List fixtures that are being eliminated. List the total only—it is not necessary to break down by location.
Replace (Section 6): List fixtures that are being replaced by the same fixture type in the same location and on the same rough-in. List the total only—it is not necessary to break down by location. (Note that you cannot replace a bathtub with a shower, you must remove the bathtub and add a new shower.)


Relocate (Section 6): List fixtures that are being relocated on the same waste line. List the total only—it is not necessary to break down by location. The designation “relocate” includes fixtures that are both replaced and relocated.


New (Section 10): List new fixtures by floor. If there is new Sanitary Piping (waste lines or vents) on a floor, enter a “1” or an “x” no matter how much piping there is. If there is new Water Piping (hot/cold water lines, hose bibs, etc.) on a floor, enter a “1” or an “x” no matter how much piping there is. Sanitary and/or Water Piping will usually require a rough-in inspection. If there is new Gas Piping on a floor, enter a “1” or an “x” no matter how much piping there is. New gas piping will require a gas test.


Totals: Each fixture gets listed only once. Either as “replace,” or as “relocate,” or as “new.” The same fixture cannot be listed in more than one of these places.

 

Gas
“Gas Piping Involved”: Check “yes” if relocating gas appliances or installing new gas appliances (this will require a gas test). Check “no” if there is no gas work or if replacing gas appliances on existing gas lines. If “no” is checked, leave the rest of Section 7 blank.

 

Describe gas-fired equipment (e.g. “new gas range” or “relocated gas dryer”).

 

List number of meters and risers, where they are located, and whether they are new or existing.
Inspections & Tests (pdf)
PIPES Appointment Guide (pdf)
Schedule B Glossary (pdf)

 

Sign-Offs
A licensed plumber must sign off all plumbing/sprinkler/standpipe permits either by having the Building Department inspect their work, or by self-certifying their own work. The sign-off is only complete when the DOB computer shows status of “X: Signed Off” next to the work type. In addition to the plumber signing off individual permits, Certificate of Occupancy applications require a CO sign-off by the Plumbing Division.






SMOKE & CARBON MONOXIDE DETECTORS
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Smoke & Carbon Monoxide Detectors
Below are excerpts regarding the renovation of existing apartments constructed prior to 2008 which are being renovated under the 1968 code. Please refer to the Building Code for the actual law.



Smoke Detectors in Existing Apartments (1968 Code)



Power Sources
Dwelling units shall be equipped with smoke detecting devices receiving their primary power from the building wiring and there shall be no switches in the
circuit other than the over-current device protecting the branch circuit… [BC 27-980]


Location
Smoke detectors shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms… [BC RS17-12, 2-1.1.1]. Smoke detectors shall be located on or near the ceiling, and within fifteen feet of all rooms used for sleeping purposes… In all dwelling units, with multiple levels, when any level has only one means of egress, the dwelling unit shall be provided with smoke detectors on all levels… [BC RS17-12, 5-2.1.6]. If ceiling mounted, the closest edge of the detector shall be a minimum of four inches from any wall [BC RS17-12, 5-2.1.6.1]. If wall mounted, the closest edge of the detector shall be a minimum of four inches and a maximum of twelve inches from the ceiling. [BC RS17-12, 5-2.1.6.2]

 

Carbon Monoxide Detectors in Existing Apartments (1968 Code)


Required
Every dwelling unit in a building … where a fossil fuel-burning furnace or boiler is located, and every dwelling unit in a building that is in close proximity to a source of carbon monoxide…[BC 27-981.2].


Location
There shall be installed at least one approved and operational carbon monoxide detecting device within fifteen feet of each room lawfully used for sleeping purposes. Such carbon monoxide detecting device may be combined with a smoke detecting device… [BC 27-981.2].

 

Smoke Detectors in Existing Apartments (2008 Code)


Location
Single- or multiple-station smoke alarms shall be installed and maintained ... at all of the following locations within a dwelling unit [BC 907.2.10.1.1]:

1. On the ceiling or wall outside of each room used for sleeping purposes within 15 feet from the door to such room.

2. In each room used for sleeping purposes

3. In each story within a dwelling unit, including below-grade stories and penthouses of any area, but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.

Power Source
Required smoke alarms shall receive their primary power from a dedicated branch circuit or the unswitched portion of a branch circuit also used for power and lighting, and shall be equipped with a battery backup. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and without a disconnecting switch other than as required for over-current protection. [BC 907.2.10.2]


Interconnection
Where more than one smoke alarm or detector is required to be installed within an individual dwelling unit … the smoke alarms or detectors shall be interconnected in such a manner that the activation of one alarm or detector will activate all of the alarms or detectors in the individual unit. The alarm or detector shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed. [BC 907.2.10.3]

 

Carbon Monoxide Detectors in Existing Apartments (2008 Code)


Required

Carbon monoxide alarms or detectors shall be required within the following dwelling units [BC 908.7.1.1]:

1. Units on the same story where carbon monoxide producing equipment or enclosed parking is located.

2. Units on the stories above and below the floor where carbon monoxide producing equipment or enclosed parking is located.

3. Units in a building containing a carbon monoxide producing furnace, boiler, or water heater as part of a central system.

4. Units in a building served by a carbon monoxide producing furnace, boiler, or water heater as part of a central system that is located in an adjoining or attached building.

Location

1. Carbon monoxide alarms or detectors shall be located within dwelling units as follows [BC 908.7.1.1.1]:

2. Outside of any room used for sleeping purposes, within 15 feet of the entrance to such room.

3. In any room used for sleeping purposes.

4. On any story within a dwelling unit, including below-grade stories and penthouses of any area, but not including crawl spaces and uninhabitable attics.

Installation
Carbon monoxide alarms or detectors shall comply with the power source, interconnection, and acceptance testing requirements as required for smoke alarms… [BC 908.7.1.1.2]






TENEMENTS
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Tenement Laws
1867 – First Tenement House Act
1879 – Second Tenement House Act
1901 – “New Law” Tenement House Act
1929 – Multiple Dwelling Law

History
One of the reforms of the Progressive Era, the 'New York State Tenement House Act' of 1901 was one of the first such laws to ban the construction of dark, poorly ventilated tenement buildings in the state of New York. Among other sanctions, the law required that new buildings must be built with outward-facing windows in every room, an open courtyard, indoor toilets and fire safeguards.


This was not the first time that New York State passed a public law that specifically dealt with housing reform. The First Tenement House Act (1867) required fire escapes and a window for every room, the Second Tenement House Act (1879) required that windows face a source of fresh air and light, not an interior hallway. The failures of the Second Act - the air shafts proved to be unsanitary as they filled with garbage, bilge water and waste -- led to the 1901 "New Law" and its required courtyard designed for garbage removal.


Prior to these housing laws, most reform was undertaken by philanthropists and private individuals or organizations. This sequence of laws serves as an example of the Progressive belief that cleaner cities made better citizens. Jacob Riis, in his ground-breaking, muck-raking journalistic expose of 1890, ''How the Other Half Lives: Studies Among the Tenements of New York'' attributes the reform movement to the fear of contagious disease emanating from the slums, especially following an outbreak of smallpox, far more contagious than the cholera and tuberculosis that had long dwelt in the Lower East Side of New York, the hub of immigrant slum life. He views the laws and the progressive reform movement that motivated them as a confluence of the cynically-minded with the civic-minded, eventually working towards the benefit of the burgeoning city's labor force.[1]


Aesthetically, the New Law coincided with the introduction of Beaux Arts architecture. The curious sandstone faces and gargoyles and filigreed terracotta of the previous twenty years of tenement design gave way to the more abstractly classical ornamentation of this urbane, in

ternational and more grandiose Parisian style. Because the New Law's required courtyard consumed more space than the 1879 law's airshaft, New Law tenements tend to be built on multiple lots or on corner lots to conserve space for dwelling units which are the money-makers and purpose of the structure. A typical Lower East Side or "East Village" street will be lined with five-story, austerely unornamented pre-law (pre-1879) and six-story, fancifully decorated old law (-1901) tenements with the much bulkier grand-style New Law tenements on the corners, always at least six stories tall.
[taken from www.tripatlas.com].






VIOLATIONS
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ECB Violations
ECB Resolution Guidelines (pdf)
ECB Certifying Correction (pdf)

Electrical Violations
Electrical violations can be found on the BEC (Bureau of Electrical Control) website which can be accessed through the DOB Property Profile Overview.


Violation Types
DOB inspectors can issue both DOB violations and ECB (Environmental Control Board) violations. DOB violations must be cleared at the DOB. ECB violations require a hearing at the ECB and are subject to ECB fines. Work-Without-a-Permit violations are also subject to civil penalties when filing to legalize the work.


Violation Codes

B – Boiler
BC – Construction
C – Construction
E – Elevator
EX – Electric Sign
LL10/81 – Elevator Safety Test (Local Law 10 of 1981)
LL10/80 – Façade Inspection (superseded)
LL11/98 – Façade Inspection (Local Law 11 of 1998)
LL16 – Building Registration (Local Law 16 of 1984)
LL62 – Annual boiler inspection report (Local Law 62 of 1991)
UB – Unsafe Building






ZONING
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Variances
The BSA (Board of Standards and Appeals) can grant variances of the Zoning or Building Code under ZR 73-20. The applicant must demonstrate hardship or special circumstances. BSA Special Permits issued under ZR 73-60 can be a much easier way to obtain “variances” on zoning bulk regulations including floor area. Please contact us about your specific situation.