NYC permit expediter for DOB filings, permits and violation removal.
S & M Expediting prepares your New York City filings and follows them with the city, from first research to sign-off. Our Class 2 NYC permit expeditors work for you on DOB filings, permit expediting, violation removal and municipal research. We do not do the construction. We get the paperwork through.
What our NYC building permit expediters handle
Whether you are an architect or homeowner, engineer or contractor, our building permit expeditors obtain the required approvals from the Department of Buildings, DOT, FDNY, HPD and Landmarks, so your project keeps moving. New to this? Read what a permit expediter does or how to get a NYC building permit.
Permit expediting
Alt-1, Alt-2 and Alt-3 filings, work permits, equipment-use permits and Place of Assembly.
Learn more →DOB NOW filings & inspections
Filings prepared and followed in DOB NOW: Build, from submission to inspection.
Learn more →Violation removal
DOB, ECB and HPD violation research and correction, including stop work orders.
Learn more →Certificates of occupancy
C of O, temporary C of O, letters of no objection and letters of completion.
Learn more →Zoning analysis
A plain-language read of what your lot allows, what is built, and what is left.
Learn more →NYC air rights
Zoning lot mergers, landmark transfers and special districts, before you buy or sell.
Learn more →M/WBE
NYC-certified minority- and women-owned business
Certified by the NYC Department of Small Business Services. Led by Mercedes Lata.
From first call to sign-off
One point of contact who explains each step in plain language.
Tell us about the job
Call or send the address and what you are planning.
We research the property
DOB, ECB and HPD records, open violations, and the zoning.
We prepare and file
Applications filed with the right agency, with your architect or engineer.
We follow it to approval
Objections, appointments and inspections tracked until the job is closed out.
Architects or engineers still seal plans and the ZD1. We prepare the filings and follow them with the city.
★★★★★“Mercedes is really great. She explains the process to my clients when they, or I, have questions, which certainly helps… If you need an expeditor and filing representative, look no further.”
Plain-language NYC guides
Free resources for owners, architects and contractors.
NYC year-end compliance deadlines
LL87, LL152, boiler reports and gas alarms due December 31, 2026 and January 1, 2027.
NYC air rights: what you’re sitting on
How air rights move through mergers, landmark transfers and special districts.
What a zoning analysis shows
Allowable floor area, what is built, what is left, and the limits that still apply.
NYC’s new Existing Building Code, July 17, 2027
What changes for alterations to existing buildings, and what to do before the date.
Questions
How can S & M Expediting help my business?
In short, we save you time. We act as an owner representative for all things related to your construction project's permits and filings. We represent you at New York City's Department of Buildings and at ECB (OATH) hearings for violation removal.
Is it expediter or expeditor?
Both spellings are used and mean the same job. The Department of Buildings registers the role as a filing representative, and S & M Expediting is a Class 2 filing representative.
What does a permit expediter cost?
It depends on the scope: the filing type, the number of agencies involved, objections from the plan examiner, and any violations we find on the property. Call 718-833-2333 and we will look at your job and give you a quote.
How long do I have to wait to see a plan examiner for an appointment?
It depends on the demand. Appointments are scheduled up to two months in advance.
Why doesn't my building have a Certificate of Occupancy?
Buildings built prior to 1938 that have had no changes made to their occupancy or egress since then do not require Certificates of Occupancy.
When is a Dept. of Buildings work permit required?
Under the current NYC Construction Codes (NYC Administrative Code section 28-105.1), you need a DOB permit before you construct, enlarge, alter, repair, move, demolish or change the use or occupancy of a building, and before you install or alter service equipment such as plumbing, gas piping, sprinkler and standpipe systems, or mechanical systems. That includes work that changes egress, removes or cuts structural members, or affects fire or structural safety. Some minor work and ordinary repairs are exempt. If you are not sure, call us and we will check the job before work starts.
Let’s talk about your project
Whatever the project, don’t waste time and money navigating the system. Call, email, or send the form.