Owner/team defines the scope of work and determines (a) whether a DOB permit is even required, (b) the correct application/job type (e.g., New Building (NB), Alteration-CO (Alt-CO), Alteration (Alt), or trade work such as plumbing, mechanical, sprinkler, electrical), and (c) the regulatory overlays that constrain the project: zoning (use, bulk, height, egress per the Zoning Resolution), whether the property is a designated landmark or in a historic district (Landmarks Preservation Commission), flood zone, special districts, and whether other agency approvals will be required (DOT, FDNY, DEP, DCWP, MTA, etc.). Some minor work is exempt: painting, plastering, cabinet/fixture replacement, floor resurfacing, non-structural roof repair, ordinary plumbing/maintenance, and emergency work (the latter allowed before permit if an Emergency Work Notification is filed within 2 business days).

⚠ Common pitfalls: Misclassifying the job type (e.g., filing Alt-2 when a change of use/egress requires Alt-CO/Alt-1 with a new CO).; Assuming work is exempt when it actually requires a permit (work-without-permit civil penalties later).; Overlooking that a designated landmark requires LPC approval BEFORE DOB can act.; Missing zoning non-compliance early (use/bulk/height) that should have routed to a BSA variance/special permit or City Planning action.; Not identifying other-agency sign-offs (DOT, FDNY, DEP) that become 'Required Items' blocking later approval.

Where the project is not cleanly as-of-right or touches another jurisdiction, the team secures the necessary determinations and approvals before (or in parallel with) DOB filing. For landmarks: a designated property must obtain an LPC permit before DOB can act on the DOB application; the same complete set of zoning drawings filed with DOB must be consistent with the LPC approval. For ambiguous code/zoning questions, the RDP can request a DOB Determination of Construction Codes and Zoning Resolution (fee per 1 RCNY 101-03). Non-as-of-right zoning may require a BSA variance/special permit or CPC action (ULURP) -- outside DOB but gating.

⚠ Common pitfalls: Filing with DOB before obtaining the required LPC permit (DOB cannot approve).; DOB review changing size/bulk/configuration after LPC approval, forcing a post-approval amendment back to LPC.; Zoning diagrams not signed/sealed by the RDP, or inconsistent between LPC and DOB submissions.; Underestimating BSA/ULURP timelines and blowing the project schedule.

Owner retains the team. A New York State licensed Professional Engineer (PE) or Registered Architect (RA) -- the Registered Design Professional (RDP), who becomes the Applicant of Record -- is required for most construction filings. The owner also engages: a filing representative (can enter/view filing data and pay fees but cannot upload plans or submit filings/permits); licensed trade contractors (e.g., Licensed Master Plumber, licensed electrician via DOB, GC); and, where the code requires, Special Inspection Agencies (SIA) / special inspectors and progress inspectors. Owners must retain RDP(s) for progress inspections, and inspectors must have no conflict of interest with the project they inspect.

⚠ Common pitfalls: Hiring an inspector with a conflict of interest (cannot perform required special/progress inspections).; Using an unlicensed or unregistered contractor (DCWP HIC license required for home improvement; trade licenses for plumbing/electrical).; Selecting an RDP/SIA not qualified/approved for the specific special inspection categories the job triggers.; Owner not understanding the filing rep CANNOT submit filings/permits or upload plans -- only the RDP can.

All stakeholders associated with the filing must register for an NYC.ID account before logging into DOB NOW: Build. The team confirms the correct filing system (most work is now in DOB NOW: Build; permit renewals for legacy BIS jobs and some applications such as green roof and solar remain in eFiling/BIS), pulls the property profile (BIN/BBL, existing CO, open violations, prior jobs), and scopes the 'Required Items' the job will carry (other-agency approvals, supporting docs, special/progress inspections). Open violations and work-without-permit penalties on the property are flagged because they will block approval/CO later.

⚠ Common pitfalls: Stakeholders not registered in NYC.ID, stalling attestation/signature steps.; Filing in the wrong system (DOB NOW vs eFiling/BIS) for the work type.; Pre-existing open violations or unresolved prior jobs on the BIN that will later block the CO/sign-off.; Incorrect or stale property profile data (use, occupancy, prior CO) leading to scope errors.

In DOB NOW: Build the RDP initiates the job filing (system generates a job filing number), enters job/scope-of-work data (PW1 application, Scope of Work, schedule of occupancy where applicable), and uploads the PDF plan set plus the DPL1 and any system-required supporting documents. Stakeholders (applicant PE/RA, property owner, others) electronically attest/sign. Payment of filing fees is made by credit/debit card or e-check (anyone associated with the filing can pay). The applicant previews, provides a final electronic signature, and officially submits the job filing to DOB.

⚠ Common pitfalls: Incomplete drawings/documents -- DOB only accepts complete drawings; incomplete filings are rejected before review even begins.; Missing or incorrect DPL1 / required supporting docs that the system flags.; Missing required e-signatures/attestations (owner or other stakeholders not signing).; Wrong job/work type selected, requiring refiling.; Outstanding work-without-permit civil penalties not resolved, blocking later permit issuance.

Two paths: (1) Standard plan examination -- a DOB plan examiner reviews the construction documents for compliance with the Construction Codes and Zoning Resolution. If issues are found, the examiner issues objections (in DOB NOW, the applicant corrects and resubmits in-system; in legacy BIS, an objection sheet is emailed and the applicant schedules an appointment via 311/PER11 to resolve). The cycle repeats until all objections are resolved and the application is approved. Incomplete submissions get a rejection checklist (not objections) and must be resubmitted complete. (2) Professional certification -- a PE/RA self-certifies that the plans comply with applicable laws; pro-certed plans skip plan review but are subject to DOB audit (and the RDP must be ready to certify/resolve any audit objections).

Objection risk: 2.4% (backtested model)

⚠ Common pitfalls: Repeated objection rounds (zoning/egress/code) extending the timeline.; Incomplete-submission rejection (general checklist, no objections) requiring full resubmission.; Professional-certification AUDIT failures -- if audited and found non-compliant, the RDP faces enforcement and the job can be revoked/delayed.; Unresolved 'Required Items' (other-agency approvals, inspections) preventing final approval.; Zoning objections that surface a need for a BSA/CPC action not obtained earlier.

After the job filing is approved, the applicant/contractor submits the permit request in DOB NOW (required signatures captured; any work-without-permit civil penalties resolved first). DOB reviews the permit request; if there are objections, they are resolved in-system and resubmitted. On approval, DOB issues the permit and notifies stakeholders; the permit can be printed from the DOB NOW portal by anyone. Permits are issued by type/work type (e.g., general construction, structural, plumbing, mechanical, sprinkler, electrical, foundation/earthwork, sign, curb cut, temporary construction equipment such as fences/sheds/scaffolds). Multiple trade permits may be pulled under one job. Permits must be renewed periodically until work completes.

⚠ Common pitfalls: Beginning work before the permit is issued (work-without-permit penalties).; Unresolved civil penalties or missing contractor association blocking issuance.; Permit holder/contractor not properly licensed/registered for the work type.; Letting a permit lapse without renewal during a long build.; Pulling the wrong trade permit or missing a required separate trade permit.

Construction proceeds under the issued permit(s). The code requires special inspections and progress inspections at defined points; responsibility is taken on the TR1 (Technical Report: Statement of Responsibility) by a qualified special inspector / SIA and by the progress inspector(s). Special inspectors verify specific code-required items (concrete, structural steel, welding, firestopping, energy code, etc.); progress inspectors (registered design professionals retained by the owner) verify the construction conforms to the approved drawings as it progresses. Where a special inspection must precede a progress inspection, the progress inspection is held until it is complete. DOB also performs its own inspections (e.g., during construction and prior to sign-off). Results are documented and ultimately certified (TR1 final, TR8 where applicable).

Progress inspections: Preliminary · Footing and foundation · Lowest floor elevation · Structural wood frame · Fire-resistance-rated construction · Energy code compliance inspections · Public assembly emergency lighting · Final

⚠ Common pitfalls: Special/progress inspections not performed at required hold points (work covered up before inspection).; Progress inspection performed before a prerequisite special inspection is complete.; Inspector conflict of interest invalidating reports.; Failed DOB field inspections or issued violations (ECB/OATH) halting work.; TR1/TR8 not filed or certified, blocking sign-off later.; Construction deviating from approved plans without a Post Approval Amendment.

When the approved scope changes mid-project, or an error in the original filing must be corrected, the RDP files a Post Approval Amendment (PAA) in DOB NOW to keep the job record current and accurate. The PAA may itself go through plan examination/objections or professional certification, and may require updated plans, fees, and (for landmark or zoning-affecting changes) a return to LPC. Material changes to size/bulk/configuration can also re-trigger zoning review.

⚠ Common pitfalls: Building changes without filing a PAA (job record no longer matches the field; blocks sign-off/CO).; PAA triggering new objections or a new other-agency/LPC review.; Scope creep requiring a wholly new application rather than an amendment.; Fee or signature gaps delaying PAA approval.

When physical work is finished, the team obtains all required final sign-offs to close out the job. Each trade requests its final inspection sign-off (construction, plumbing, electrical, elevator, etc.) — many now requested through DOB NOW: Inspections / Build. The Cost Affidavit (PW3) final cost details are verified. For minor alterations that do NOT require a new or amended CO, a Letter of Completion (LOC) is issued once: the application is in 'Permit Entire' status, PW3 final cost is verified, all documents submitted, final technical report (TR1) certified if applicable, all permits inspected and in 'Signed-off' status, and any AHV permits approved. The owner or applicant of record requests the LOC in DOB NOW (or, for legacy BIS jobs, uploads a PW7 in eFiling). Temporary construction equipment (fence, shed, scaffold) is closed out via a removal notification rather than a final inspection.

⚠ Common pitfalls: Open permits/Required Items, unresolved violations, or uncertified TR1 blocking sign-off.; PW3 final cost details not verified.; Trade sign-offs (plumbing/electrical/elevator) outstanding.; Owner stops engaging after physical work ends, leaving the job open indefinitely.; Attempting LOC on a job that actually requires a new/amended CO (wrong close-out path).

New buildings, and existing buildings with a change in use/egress/occupancy (Alt-CO), must obtain a new or amended Certificate of Occupancy; no one may legally occupy until a CO or Temporary CO (TCO) is issued. A CO Request is submitted in DOB NOW: Build. Requirements include final sign-offs for construction, plumbing, electrical, and elevator; final building survey; final Builders Pavement Plan (BPP) where applicable; an approved Schedule of Occupancy; Owner's Cost Affidavit (PW3); NO open applications; NO open violations; and all other-agency approvals. A TCO ($100 fee) may be issued when the property is safe to occupy but final items remain; TCOs typically expire 90 days after issuance and can be renewed; if space is unoccupied >30 days a new TCO is needed to re-occupy. DOB technical/operations staff review the request and, when all requirements are met, issue the final CO (no expiration).

⚠ Common pitfalls: Any open application or open violation on the property blocks the CO entirely.; Repeated TCO renewals because final survey/BPP/sign-offs/other-agency approvals drag on.; TCO lapse leaving a building legally un-occupiable; >30-day vacancy requiring a fresh TCO.; Schedule of Occupancy not approved or inconsistent with approved plans.; Unpaid DOB fees or PW3 cost affidavit issues.; Outstanding other-agency (FDNY, DEP, DOT) approvals.

After occupancy, buildings carry recurring statutory obligations filed largely through DOB NOW: Safety (and other portals). Key programs: (1) FISP / Local Law 11 — facade critical examination by a Qualified Exterior Wall Inspector (QEWI) every 5 years for buildings >6 stories, filed by sub-cycle (A/B/C, set by the block-number last digit), with Safe / SWARMP / Unsafe classifications. (2) Elevator — periodic inspection twice annually by an approved agency plus an annual Category 1 (CAT1) no-load safety test (Jan 1–Dec 31); periodic reports due within 14 days, CAT1 within 21 days; defects (AOC) corrected within 90 days and filed within 14 days of correction. (3) Boiler — annual low/high-pressure internal & external inspection (Jan 1–Dec 31 cycle), reports due within 14 days of inspection. (4) Local Law 97 — greenhouse-gas emissions limits for covered buildings (generally >25,000 sq ft); annual emissions reports filed (BEAM portal opened for submissions in 2025) with penalties for exceeding caps. Plus other periodic items (e.g., gas piping LL152 inspections, parking structures, retaining walls, backflow, etc.).

⚠ Common pitfalls: Missed FISP filing window for the building's sub-cycle; failing to repair SWARMP/Unsafe conditions in time (Unsafe escalates to sidewalk shed + penalties).; Late or missed elevator periodic/CAT1 filings (failure-to-file violations; FTC if defects not corrected within 104 days).; Missed annual boiler inspection filing within 14 days.; LL97 non-reporting or exceeding emissions caps (substantial annual penalties).; Owner unaware the building newly crosses an applicability threshold (e.g., >6 stories for FISP, >25,000 sq ft for LL97).