Category: Recent News

Hurricane Sandy DOB Fees waived in NYC

This past week, Mayor Bloomberg and the Department of Buildings waived all permit and application fees for Hurricane Sandy–related repair work. Specifically, the fee waiver applies to buildings with significant structural damage in need of demolition, altercation, and restoration permits.

Structures requiring electrical and plumbing systems repairs are also included in the fee waiver. The waiver is in effect until further notice. To expedite the repair process even further, the DOB will be assessing properties with red, yellow, and green placards based on severity of damage and access restrictions.

NYC Contractors can Register Here

If you are a New York State licensed and insured contractor and you want to register to partner with the city on their Hurricane Sandy Rapid Repairs program follow this link.

Once you are registered, you’ll be entered into the Rapid Repair system as a contractor available to perform assessments and repairs on red, green and yellow placard properties; or properties affected by Sandy without any placards whose owners have also registered for the program.

According to Bloomberg’s announcement, “contractors will be given responsibility   for an area hard hit by Sandy.” This approach will allow for streamlined FEMA payments to contractors, sub-contractors, carpenters, plumbers, etc.

Homeowners can apply at one of the city’s restoration centers, which can be found at nyc.gov or by calling 311. A FEMA ID is required for the program, and those are available at DisasterAssistance.gov

Permit for Signs in NYC

We get a lot of phone calls about how to properly follow sign regulations in New York City. Many businesses aren’t sure what to do when they are in the market for a new sign in the city and with the hodgepodge of different types of signage through New York City and it’s many neighborhoods it can seem like there are no rules at all.

But, of course, there are some regulations set by New York’s Department of Buildings (DOB) that you need to be aware of when upgrading current signage, starting a new business in NYC, or if you are interested in offering space to advertisers.

There are two types of signs: business signs and advertising signs. Business signs identify your business while advertising signs promote goods and services elsewhere and are only permitted in certain zoning districts. All advertising signs must comply with the Zoning Resolution of your district and failure to do so can result in hefty penalties that start at $5000 per violation.

The DOB must approve storefront signs greater than six square feet in total area, while most sign design plans must be prepared by a state licensed architect or engineer and a sign permit must be issued.

S & M Expediting helps businesses of all sizes meet the many aspects of signage regulations (height, size, illumination, etc.) required by each district’s zoning resolutions by providing access to architects and engineers and applying for all permits on your behalf.

As a property owner in New York City, you run the risk of being in violation of hundreds of zoning, construction, environmental, sanitation, and general safety codes. From failing to clean your side walk to a more serious situation such as an Immediately Hazardous Violation, failing to resolve these violations on the first go-round can get you into some serious hot water with New York’s Department of Buildings and the Environmental Control Board.

Not to mention the fact that you could be putting tenants and workers in serious danger. Don’t believe me? Just take a look at what happened to this property in Brooklyn.

In a lot of cases, you may simply be unaware the property you recently purchased came with old violations. To avoid this S & M can help you with property violation research. But, if you find yourself with unpaid violations, it will cost you.

If you fail to pay a violation due to negligence or simply not knowing you have one, the Environmental Control Board (ECB) will manage your case and a hearing will be scheduled. Failure to attend a hearing will result in a default. This means you could found in violation, i.e. guilty, and the maximum penalty is usually imposed. In some cases a penalty can be as high at $25,000!

Not only can the ECB issue these penalties (known as a Civil Penalty) the DOB can also issue a separate Civil Penalty and you could be required to pay even more.

In order to resolve all initial violations and ECB civil penalties, you or a representative must appear in ECB court, or a representative can also handle hearings for you by mail in many violation cases. S & M Expediting specializes in this type of representation and can help you manage all unresolved violations before they turn into expensive civil penalties.

It’s important to remember that failure to pay violations will result in a judgement against you by the Civil Court of New York City. In addition, New York City’s Department of Finance may also start collection activities for all default violations.

Keep your property out of legal trouble—call S & M today.

Building and renovating in New York is no piece of cake as you probably already know. There’s a lot more to the whole process than just applying for a permit. In order to perform any construction that will change the use of a building you’ll first need one of the following three documents from your borough’s DOB: a Certificate of Occupancy, a Temporary Certificate of Occupancy or a Letter of No Objection.

 

If you are working on a project that involves changing a structure’s use, occupancy, or egress (means of exit), you must obtain a Certificate of Occupancy. This will be on record at the DOB for all buildings built after 1938 and for some built before. For example, builders need a certificate of occupancy if they plan to convert an industrial building to a residential building, or a 2-family unit to a 3-family unit. The basic purpose of these certificates is to state what the structure will be used for and prove that the structure is suitable for everyday use.

 

If the structure you are working with is mostly converted to its new use, occupancy, or exit design, but there is minor construction still going on, you can apply for a Temporary Certificate of Occupancy (TCO). TCOs last for 90 days and can be renewed. Builders and homeonwers should be careful though, TCOs are renewable, but not forever. Some borough DOBs will only renew for a set number of times before they let a TCO expire. Once a TCO expires it is very hard to obtain a new one.

If you are purchasing a property, it is strongly advised that you do not buy while the structure is under a TCO. If a Temporary Certificate of Occupancy expires, it’s also almost impossible to get things like mortgages refinanced and insurance. Make sure your seller does all that’s needed to get a permanent Certificate of Occupancy before you buy.

In New York, if you are working on a property built BEFORE 1938, and there is no Certificate of Occupancy on record for the building you’ll need to apply for a Letter of No Objection instead. A Letter of No Objection basically states that the DOB has no objection to you changing the use, occupancy, or egress of a building. Once you have this letter and your construction is complete, then you can apply for a Certificate of Occupancy and the Letter of Objection becomes null and void.

 

Agencies like the liquor authority and consumer affairs, and some banks usually require Letters of No Objection on older properties.

You can research construction records yourself online with the DOB’s Building Information Services, or you can use a permit expediting service like S & M to do the legwork for you. Builders, Engineers and Contractors might be more interested in hiring a permit expeditor but homeowners can also save themselves a lot of time and trouble by using an expediter.

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