Category: Recent News

Local Law 87

Local Law 87 (LL87)

Posted on | by sebastian

Local Law 87 (LL87)

Do you know your number? It could be your year of the EER

No matter what industry you are in, there is a push for energy efficiency. Building maintenance is no different, even in a city as old as New York. A few months ago we mentioned how New York City is leading the nation when it comes to energy efficiency. One of the things helping this positive change is the Department of Buildings. The DOB has a long list of Local Laws, and among them is Local Law 87 of 2009 (LL87).

So let’s say you’re a building owner. What is Local Law 87 and what does it mean to you?

As part of the Greener, Greater Buildings Plan (GGBP), LL87 requires large building owners to submit an Energy Efficiency Report (EER) every ten years. Covered buildings, those that are required to comply with LL87, are those over 50,000 square feet, and single lots with two or more buildings larger than 100,000 square feet.

What you should expect

If you own a big building that falls within these categories, you should expect to file an EER once a decade and pay close attention to your tax block number. The year in which you have to comply with LL87 is determined by the last digit of that tax block number. For example, if the number ends in “7” you have until December 31st, 2017 (and once every ten years after that) to file the EER. If that number is “8” then it’s 2018, and so on and so forth.

Okay, so you have until December 31st to file your EER. What exactly is that?

The main components of the EER are the Data Collection Tools, and the Professional Certification forms, EERC1 and EERC2. EERC1 is for the energy audit component, and EERC2 is for retro-commissioning. The energy audit is a survey and analysis of energy use in a building. It is used to identify ways to reduce energy consumption without compromising normal operations. Retro-commissioning is the process of ensuring that energy systems are correctly installed and functional.

The Professional Certification Forms

The Professional Certification Forms are signed by the Registered Design Professional (RDP) or Approved Agent who conducts the energy audit and retro-commissioning, as well as by the building’s owner. The forms require the seal of the RDP as well as a signed and dated statement from you including basic information and indicating owner type.

The accompanying Data Collection Tools for the EER can be done by you without the RDP. There are two separate tools for the energy audit and retro-commissioning. They both contain similar fields for information on the building and the team conducting the survey, and more specific fields for each respective survey. Together all these forms complete the EER, which can be e-filed with the Department of Buildings. Once the DOB receives the EER, an email will be sent to you with instructions on how to pay the $375 filing fee.

What about any Exemptions?

Now, there are exemptions when it comes to LL87. One to three family dwellings that are not condominiums, or are condos of three stories or less do not have to comply. Covered buildings may be exempt from a either the energy audit or retro-commissioning if certain criteria is met.
At this point you are probably relieved you only have to do this once every ten years. While it seems like a lot, it isn’t anything S&M Expediting can’t handle. Let’s talk about getting your EER filed or help you take action in any of these following ways.

If you are not exempt from filing an EER and are unable to meet the December 31st deadline, you can file for a deferral or extension.

The Ten Year Deferral

A ten year deferral may be an option for you if the base building systems comply with the NYC Energy Conservation Code, and if the building is less than ten years old or has undergone a substantial rehabilitation in the ten years prior to the year the EER is due. To file for a deferral, you use the EER1 Application and file it with the DOB. If you can’t meet the deadline due to financial hardship of the building or are unable to meet it despite documented efforts, you can file an EER2 by October 1st of the due year, and every October afterward for which an extension is requested. Accompanying the EER2 is a fee of $155 for the extension.

In the event of the DOB requests you to amend a submitted EER, you will have to submit a revised EER, indicating on the EERC1 and EERC2 that the filing is an amendment. You would also be subject to an amendment fee of $145.

In Conclusion

Rather than run the risk of needing to pay for an amendment for a misfiled EER, or even worse, face a Class 2 violation and a penalty of $3000 for the first year (or $5000 for subsequent years) for not filing at all, let S&M save you the headache and get it done for you. Reach out to us and have your EER done by expediters who understand the forms and do the hard work for you.

Contractor Insurance Update

Posted on | by sebastian

Insurance update (Service Update)

Insurance Update
Insurance Update

Attention Contractors, Plumbers, Fire Suppression Contractors and Electricians. Insurance Update change.

Beginning on January 2, 2018, the Department of Buildings Licensing unit will no longer accept insurance submission at the counter.  All insurance updates and new tracking number issuance will be done electronically. S&M Expediting can still provide this assistance when required.

Electronic Insurance Certificate Submission

Effective January 2, 2018, license and registration holders must submit their business insurance certificates electronically. Insurance updates for General Contractors, Safety Registrations, and Tracking number insurance updates will no longer be processed at the Licensing counter. Insurance updates will be processed within three (3) business days. Your submission must comply with the following: NOTE: Pictures of insurance certificates will not be accepted. Multiple submissions will delay the process. The Licensing Insurance Guidelines for license/registrant holders can be found in the Department’s website on the Licensing & Exams page.

What Is A Letter of No Objection and When Is One Required?

Posted on | by sebastian

Letter of No Objection in NYC

In the City of New York, in order for a building to be legally occupied the building must first have a Certificate of Occupancy (CO). The CO must state a building’s legal use and type of permitted occupancy. New buildings must have a CO.   Older, pre-existing buildings may not have a CO if built prior to 1938. Those older building may file for a Letter of No Objection or Verification letter which is issued by the Dept. Of buildings to establish legal use of the building or a particular space in the building.

Why would i need an LNO?

If you are selling a property that pre-dates the CO requirement, the potential buyer will ask for one as proof of current use.  If you are opening a business in a building without a CO, and your business requires a license from another government agency, you will have to file for an LNO.

A Letter of No Objection (LNO)

An LNO is fairly easy to obtain and on average takes approximately 3-4 weeks. A LNO can be issued if the proposed and actual use of the space/building in question are the same use group and occupancy group as dictated by the city zoning regulations and building code.  If either the use or occupancy group changes, a new certificate of occupancy must be applied for.

The types of agencies interested in Letters of No Objections are the liquor authority, banks and consumer affairs. The liquor board requires proof of use as an eating and drinking establishment in a building prior to awarding a license.

What is required to acquire a LNO? Some requirements to receive an LNO include but are not limited to the following:

Buildings with a Certificfate of Occupancy

  1. Copy of most recent CO
  2. Copy of Property Profile and list of Job filings (proof of work)

Buildings without a Certificate of Occupancy

  1. Copy of Property Profile and list of Job filings
  2. Block & Lot Folder Plans

Buildings with Child Related Special Occupancy

  1. Copy of most recent CO
  2. Copy of Property Profile and list of Job filings
  3. Block & Lot Folder Plans
  4. Hours/Dates of Operation, number of children (over and under age of 2)
  5. Layout Drawing with exits, accessory locations, etc.

Need help applying for Certificates of Occupancy (COs), TCOs, and Letters of No Objection? Call us today at 718-833-2333.

When it comes to energy conservation, NYC shows the nation how it’s done

Posted on | by mercedes

energy-conservation-nyc-dob

Energy conservation awareness is one of the most important concepts in every aspect of modern living.  When it comes to major cities and construction, so-called “green” issues aren’t at the fringe – they’re right at center stage.

Energy efficiency isn’t just a nice idea that makes you feel good.  It’s a core business principal.  Energy efficiency saves huge costs in the long run, as well as protecting the environment, and buyers are looking carefully at energy costs before they commit.  They know that the cost of energy only goes up and up.

Savvy developers embrace new requirements, because they know that the market demands it.

New buildings in New York City – both commercial and residential – and renovations will soon be among the most energy-efficient in the nation, thanks to new energy conservation codes that went into effect on October 3rd.

These new codes, the most stringent in the country, enact energy-efficiency standards aimed at reducing all city emissions 80% by 2050.

The improvements to the New York City Energy Conservation Code (NYCECC) mean that right now, new commercial buildings will be almost 9% more efficient, and residential building will be up to 32% more efficient – impressive!

New York City is leading the nation in energy efficiency.  With the revised codes in place, NYC will join the exclusive club of only six states in the country that meet the most up-to-date federally certified commercial and residential energy requirements.

Since 1980, energy code improvements have resulted in a dramatic drop in energy usage, and this revised code continues the trend.

A major part of the new codes is concentrated on what’s called the “building envelope” – basically, insulation.  Proper insulation creates a well-sealed building, keeping indoor air at a comfortable temperature no matter what it’s like outside.  By requiring better insulation and testing for an air-tight environment, the costs of heating or cooling plummet.  Also, new regulations require the same degree of insulation when it comes to air conditioning and heating units that cut through walls and often are overlooked sources of energy loss.

Another aspect of the code requires more energy-efficient lighting.  Luckily, lighting technology improvements offer options that generate more light using less energy.

New low-rise residential buildings will need to be solar-ready, so they can easily accommodate rooftop solar panels – a big perk for buyers.

These changes in energy-efficiency codes will translate directly into big savings for both builders and owners.  Not to mention the reduction in carbon pollution and wasted energy.

Of course, code improvements present challenges as well as opportunities.  The timeframe from adoption to enforcement means that building industry professionals will need to bring their best game.

Luckily, there are resources to help.  Urban Green’s Conquer the Code and the new GPRO Homes can help architects, engineers, builders and other professionals get familiar with latest requirements.  These tools can provide the detailed information necessary to design higher-performing, code-compliant buildings.  Industry trade organizations will also be providing training and education to help builders comply.

How much benefit to the environment will result from these new requirements?  Looking only at new construction, not renovations, over the next three years, the estimated carbon savings translates to about 70,000 metric tons.  That’s equal to removing approximately 15,000 vehicles from NYC roads!

When designing the new codes, a great deal of attention was paid to the real estate’s industry need for codes that don’t impose undue hardships in cost.  Using data to concretely prove the cost-effectiveness of these provisions, the new codes result in greatest possible energy efficiency while still being affordable and achievable.

Can you do well by doing good?  In NYC, that’s the aim.

New York City’s DOB NOW

Posted on | by mercedes

DOB NOW formerly known as Inspection Ready has been around since last December. At S&M Expediting we understand that it can be difficult to navigate the system and we are here to help you with your inspections and any permits assistance you may need. To get started we have provided a little information about DOB NOW. Please give us a call if you would like help with construction regulations.

Getting anything done in New York City is a hassle and a half – especially if you work in construction. Whether you’re a billionaire real estate developer or just a local firm trying to compete, it’s frustrating to try to navigate the labyrinth of inspections, permits and assorted regulations required. Actually building a new high-rise can seem easier than dealing with all the paperwork involved.

The New York City Department of Buildings (DOB) feels your pain – or at least, the people who work there do – and have been working behind the scenes to improve and simplify the inspection and permit process.

The online portal for all your construction regulations needs, DOB NOW makes it easy to submit applications, make payments, set up appointments for inspections, check the status of applications or inspections, pull permits and make renewals. All online, in one place.

DOB NOW – the easier way to conduct construction business in the digital age

The DOB NOW program is rolling out gradually throughout the next year. DOB NOW will have four separate but integrated sections:

  • DOB NOW: Inspections
    This is the new version of Inspection Ready.
  • DOB NOW: Build
    For job filings, permits, and Letters of Completion for the following:

    • Plumbing, Sprinkler and Standpipe filings (FAQ and Resources)
    • Sidewalk Shed, Supported Scaffold, Fence and Sign filings (FAQ and Resources)
    • Place of Assembly and Temporary Place of Assembly filings (FAQ and Resources)
  • DOB NOW: Safety
    For compliance filings – Facade, Boiler, and Elevator
  • DOB NOW: Licensing
    For exam filing, issuance and renewals for Gas Work Qualifications, Journeyman Registrations and Welder Licenses

DOB NOW: Inspections is fully operational DOB NOW: Build has limited availability!*

With DOB NOW: Inspections and DOB NOW: Build ready to serve you, you should find the process of getting through all the inspections and permits to be much easier than ever before. *DOB NOW: Build is only available for electrical and plumbing at writing.

The dedicated portal for all online scheduling and tracking is called DOB NOW: Inspections. Schedule all your inspection appointments, and track inspections and notifications. Even the inspections themselves will be improved, since this new service standardizes inspector’s electronic checklists. That means faster and more efficient inspections. You can even certify certain objections electronically, avoiding the need for costly re-inspections.

You will need to register for an account before you can request inspections. All licensed professionals and owners must use DOB NOW: Inspections to request development inspections in the following areas:

  • Electrical
  • Signs
  • Fire Suppression
  • Boilers
  • Construction
  • Cranes & Derricks
  • Elevators
  • BPP
  • Oil Burning Equipment
  • Sustainability
  • Plumbing
  • High Rise Initiative

Inspection requests are no longer be accepted in person, by phone or by the Department’s old online request portals on the website. All requests must be made in DOB NOW: Inspections.

To register for DOB NOW: Inspections

It’s quick and easy to register! Just go the DOB NOW: Inspections website, click on the link to register, and click on “New Users: Register for an Account.” That’s it! (By the way, owners must use the email address that is listed in Section 26 of their PW1 filings to register for DOB NOW: Inspections.)

Need help? We’ve got you covered!

The staff at S&M expediting can answer your DOB NOW questions. Just call or email your questions.