How long does NYC DOB plan examination take?
Answered by AskBaily Editorial · Updated
Short answer
Most DOB Alt-2 filings get assigned to a plan examiner within 10-15 business days, and the first exam takes 30-45 days. Objections typically add two more review cycles. Counting professional-certification (self-cert) skips in-house exam entirely for code-straightforward filings. Expect 10-26 weeks from filing to permit for a standard NYC apartment remodel.
In detail
Most DOB Alt-2 filings get assigned to a plan examiner within 10-15 business days, but the practical timeline from submission to permit pickup is 10 to 26 weeks for a standard apartment renovation, and longer when the building sits inside a Landmarks district or has open ECB violations.
The filing path is governed by 1 RCNY §101-14 (professional certification) and the NYC Construction Codes administered through the DOB NOW: Build portal, which became mandatory for all Alt-CO, Alt-1, and Alt-2 work in 2021. Once a Registered Architect or Professional Engineer (the Applicant of Record) submits the PW1, plans, and supporting documents, the system routes the job to a borough plan examiner. The first substantive review takes 30-45 days. If the examiner returns objections, each subsequent cycle adds another 21-30 days before re-review.
Professional certification under 1 RCNY §101-14 lets the AOR self-certify code compliance and skip in-house plan examination entirely. This is common on straightforward kitchen/bath gut renovations within an existing apartment that does not change egress, occupancy, or structural elements. PC filings can move from submission to permit in three to five weeks, but the AOR carries personal liability and DOB audits roughly 20% of all PC jobs.
Layered approvals slow things down materially. If the building is co-op or condo, the alteration agreement must be fully executed before DOB filing per most managing-agent protocols. If LPC has jurisdiction (Greenwich Village, SoHo-Cast Iron, Park Slope, Brooklyn Heights, etc.), a Certificate of No Effect or Permit for Minor Work must be issued before DOB will release the permit — that adds 4-16 weeks. Asbestos sign-off (ACP5 or ACP7) is required before any demolition permit issues, and DEP plumbing/gas approvals run on their own track via DOB NOW: Plumbing.
A realistic NYC apartment-remodel calendar: 2 weeks to assemble the PW1 package, 4-8 weeks for plan exam (or 2-3 weeks PC), 2-4 weeks for board sign-off if applicable, 4-12 weeks for LPC if landmarked, then 1-2 weeks for permit issuance after fees clear. Build into your contractor schedule.
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