How to Pull a DOB Permit in NYC: Alt-1 vs Alt-2, NB, Plan Examination, and Approval Steps
12 min read · Updated 2025-01-15
Complete guide to the NYC DOB permit process: types of permits (NB, Alt-1, Alt-2, Alt-3), plan examination vs. professional certification, DOB NOW filing, and the inspection and sign-off process.
NYC DOB Permit Types and Process
What is a New Building (NB) permit?
A New Building (NB) permit is required for the construction of a new building on a previously unbuilt lot or when an existing structure is demolished to a point where a new building is effectively being constructed. NB permits require the most extensive plan review — full architectural and structural plans, zoning compliance review, mechanical and plumbing plans, and in many cases, multiple agency approvals (Landmarks, DEP, etc.). New Building applications are filed through DOB NOW: Build.
What is the difference between Alt-1, Alt-2, and Alt-3 permits?
Alteration permits cover work to existing buildings. Alt-1 (Alteration Type 1) is the most complex: required when the alteration changes the legal use or occupancy of the space, affects egress, or significantly changes the structure. Alt-1 requires full plan review including a new Certificate of Occupancy. Alt-2 (Alteration Type 2) covers general alterations that don't change use or occupancy and don't affect egress — most renovation projects. Alt-3 (Alteration Type 3) covers limited alterations like minor renovations, repairs, or equipment replacement that don't require plan review.
What is the difference between standard plan examination and professional certification?
In standard plan examination, a DOB plan examiner reviews the submitted plans for code compliance before the permit is issued. This process can take weeks or months. Professional certification (also called Pro-Cert or self-certification) allows a licensed PE or RA to certify that the plans comply with applicable codes, allowing the permit to be issued more quickly without prior DOB review. However, professional-certified projects are subject to post-approval audits and stricter compliance requirements. Many expediters prefer Pro-Cert for time-sensitive projects.
What is DOB NOW: Build and how do I use it?
DOB NOW: Build is the NYC DOB's online portal for all permit applications, filings, and inspections. It replaced the old paper-based and BIS systems. To file through DOB NOW: you need a DOB NOW account (individual or organization), the property's BBL, and an understanding of the job type. All licensed contractors, architects, and engineers have DOB NOW accounts. Job applications, plan submissions, permit issuances, inspection scheduling, and violation certifications are all handled through the portal.
What is a work permit and how does it differ from a job application?
A job application (also called a "job filing") is the overall record of the project at DOB. Within each job application, individual work permits are issued for specific trades or phases of work. A major renovation might have one job application (Alt-2) with separate permits issued for: general construction, plumbing, electrical, sprinkler, and boiler work. Each permit must be posted at the jobsite during the work. Work cannot begin until the relevant permit is issued and posted.
What required inspections typically apply to a NYC renovation?
Inspections depend on the scope of work. Common inspections: (1) Foundation/footings (for structural work); (2) Framing (before walls are closed); (3) Plumbing rough-in (before pipes are covered); (4) Electrical rough-in (before wiring is covered); (5) Sprinkler inspection; (6) Fire blocking and stopping; (7) Insulation; (8) Final inspection (for the sign-off and permit close). Special inspections by a Special Inspection Agency (SIA) may also be required. All inspections are scheduled through DOB NOW.
What is a DOB sign-off and how do I get one?
A sign-off (also called a "permit sign-off") is the DOB inspector's confirmation that the work was completed in accordance with the approved plans and code. To get a sign-off, schedule the final inspection through DOB NOW, ensure all work is complete and the site is clean and accessible, have all required special inspection reports assembled, and be present (or have a representative) during the inspection. If the inspector finds deficiencies, they note them and a re-inspection is scheduled after correction.
How long does the NYC permit process typically take?
Timeline varies enormously by project type and DOB's current workload. Alt-3 permits can sometimes be issued in a day or two online. Alt-2 with professional certification often take 2-4 weeks. Alt-2 with standard plan exam can take 4-12 weeks or longer. Alt-1 projects requiring full plan review may take months. New Building applications with multiple agencies can take years. An experienced expediter familiar with current DOB queues and procedures can significantly streamline the process.
What is a "prior approval" and when is it required?
Certain projects require approval from other agencies before or concurrent with DOB plan examination. Common examples: Landmarks Preservation Commission approval (for buildings in historic districts or designated landmarks), NYC DEP approval (for plumbing connections or certain environmental conditions), Fire Department review (for places of assembly or certain fire safety systems), and in some cases the Board of Standards and Appeals. These "prior approvals" must be obtained and submitted as part of the DOB application before the permit can be issued.