DOB Project Alteration
What Counts as a DOB Project Alteration
Alterations include work that changes building systems, layout, egress, occupancy, or legal use. In NYC, scope classification is crucial ~ choosing the wrong path invites delays, objections, and penalties. We verify zoning, prior approvals, and existing Certificates of Occupancy before we design your filing plan.
ALT‑1 vs ALT‑2 vs ALT‑CO—Quick Decoder
ALT‑1: Changes that impact use, egress, or occupancy; may trigger a new or amended Certificate of Occupancy.
ALT‑2: Multiple work types without changes to use, egress, or occupancy (e.g., interiors, MEP, façade repairs with no occupancy impact).
ALT‑CO: Alterations that culminate in an updated C of O. Strategy often includes phased TCOs when occupancy is time‑sensitive.
Selecting the correct track up front avoids rejections, extra plan reviews, or repeating inspections.
Required Documents & Typical Work Types
Core documents: PW1, TR forms, energy compliance (COMcheck/REScheck), drawings, special inspections matrix, Asbestos ACP‑5/Report, contractor affidavits.
Work types: Architectural, Structural, Plumbing (Limited Alteration or Standard), Mechanical, Fire Protection, Sprinkler/Standpipe, Place of Assembly (when applicable).
Inspections, Sign‑Off & Letters
Letters you may need:
Letter of Completion (LoC): Confirms permitted work is complete and signed off.
Letter of No Objection (LNO): Confirms DOB has no objection to a specific use/occupancy when records suffice.
Certificate of Occupancy (C of O / TCO): Establishes legal use/occupancy. Often paired with ALT‑1/ALT‑CO.
Common Pitfalls (and How We Prevent Them)
Filing wrong alteration type → Early scope triage and record review
Incomplete asbestos/energy paperwork → Pre‑submittal checklists
Work Without Permit history → AEU correction path + BFP waivers when eligible
Inspection surprises → Mock punchlists and proactive TR coordination
Timeline & Milestones
Discovery & record check → 2) Scope & classification → 3) Drawing set & forms → 4) Filing & agency review → 5) Permits & work → 6) Inspections → 7) Sign‑off & LoC/C of O
Fees, Penalties & Risk Controls
We plan for application fees, special inspections, asbestos, and potential penalties (e.g., legacy Work Without Permit) ~ so your budget reflects reality and surprises are rare.
Work Without Permit history → AEU correction path + BFP waivers when eligible
Inspection surprises → Mock punchlists and proactive TR coordination
Related Services
Letter of No Objection
Certificate of Occupancy
Work Without Permit Stop Work Orders
FAQ ~ Frequently Asked Questions
Q1. What’s the fastest way to learn if I’m ALT‑1 or ALT‑2?
A targeted review of existing records (C of O, BIS/DOB NOW, prior approvals) plus a quick scope mapping answers this within a day in most cases.
Q2. Do I always need a new C of O for ALT‑1?
Not always, but many ALT‑1 jobs that change egress/use/occupancy lead to an amended or new C of O. We plan accordingly, including options for Temporary C of O (TCO).
Q3. Can I legalize work that’s already done?
Often yes, via corrective filings, inspections, and AEU certificate of correction. Penalty mitigation may be available for bona fide purchasers (BFP).
Q4. How does asbestos compliance fit in?
DOB requires asbestos investigation/ACP‑5 or report when applicable. We coordinate inspectors and documents early, so filings aren’t stalled.
Q5. How long will sign‑off take?
Depends on scope, inspections, and agency load. We sequence work and inspections to minimize idle time.
Q6. What if DOB objects?
We respond with precise code citations, adjusted drawings, and clarifications. If needed, we escalate strategically.