VOLUME 11, ISSUE 2: Update on DOB NOW's document upload and download functionality
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As many of you may know, DOB NOW was having issues with their document upload and download functionality. The DOB has released a statement today (January 16, 2026) regarding the issue.
“Document upload and download functionality has been restored. Please be advised that documents uploaded between January 12, 2026 and January 15, 2026 are temporarily unavailable. We are actively working to restore access quickly as possible. We appreciate your patience and will share updates as they become available.”
RPO is monitoring client projects that were affected by this outage and will resume its work once functionality is restored.
VOLUME 11, ISSUE 1: 2026 Updated Fee Calculations for Subsequent Filings in DOB NOW: Build
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Beginning January 26, 2026, Alt-CO – New Buildings with Existing Elements to Remain, new Full Demolition filings, and AHV Permits will have updated fee calculations for subsequent filings in DOB NOW: Build.
Alt-CO – New Buildings with Existing Elements to Remain & New Alteration Jobs in Conjunction with an Alt-CO
Rather than the $130 flat fee, subsequent filing fees will be calculated based on the construction cost reported on the filing.
1, 2, or 3-Family = $170 (for the first $5,000) + $2.60 (per each $1,000 above $5,000)
Buildings Below 7 Floors = $280 (for the first $3,000) + $10.30 (per each $1,000 above $3,000)
Building 7 Floors or Above = $290 (for the first $3,000) + $17.75 (per each $1,000 above $3,000)
This will only apply to the following work types for Alt-Co – New Buildings with Existing Elements to Remain:
Plumbing, Sprinkler, Standpipe, General Construction, Mechanical Systems, Structural, Support of Excavation, Protection and Mechanical
Full Demolition
A “Record Management” fee will be charged for initial filings submitted on or after the launch date according to the building type:
1, 2, or 3-Family = $45
Other = $165
After Hours Variance (AHV) Permit Fees
Filings that are fee-exempt (other than government-owned properties) will now be charged a standard fee for AHV’s.
VOLUME 10, ISSUE 10: 2026 Changes for Construction Superintendent Per Local Law 149 of 2021
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Beginning January 1, 2026, the DOB will begin enforcing new Construction Superintendent limitations in relation to Local Law 149 of 2021. This law has been reducing the number of construction projects a registered superintendent can be associated with. Beginning January 1, 2026, a CS may be designated for only one (1) building project – either major or non-major.
If you are designated as CS for up to three non-major building jobs as of December 31, 2025, you may continue with those jobs after January 1, 2026, but you may not be designated as the primary for additional jobs until the preexisting jobs are completed or the CS has been removed. If you leave a project, you may not replace it with another project.
This allowance to hold multiple jobs will end on January 1, 2027, which means if any CS is holding multiple non-major building jobs from December 31, 2025, will have to drop all jobs except one (1).
For both major and non-major building jobs, the CS can continue designating a Competent Person until December 31, 2026. This will end on January 1, 2027, and starting then, a CS will be required to be at the site during all times of work, except for the exempted activities listed in the building code.
Subject to Department approval, a CS may serve as the primary for multiple non-major building jobs on the same lot or contiguous lots.
VOLUME 10, ISSUE 9: Building Energy Efficiency Rating Label Deadline
If your building appears on the NYC Benchmarking Covered Buildings List for Compliance in 2025 and is over 25,000 square feet or multiple buildings on a lot totaling 100,000+ square feet, you must post the Building Energy Efficiency Rating Label no later than December 31, 2025.
As required in Local Law 22 of 2018 and Local Law 95 of 2019, your label MUST include the Energy Efficiency Score of the building, an Energy Efficiency Rating of A-F, and the buildings 2024 energy efficiency grade and is located in a conspicuous location near each public entrance. Failure to post the label may result in a civil penalty of $1,250.
If you need help with accessing and printing your Building Energy Efficiency Label, please contact RPO for assistance.
VOLUME 10, ISSUE 8: NYC Parking Structure Inspection Requirements
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If you own a parking structure in Sub-cycle B (Manhattan Community Districts 8–12 and all Brooklyn Community Districts), please note that the deadline to comply with New York City’s Parking Structure Inspection requirements is December 31, 2025 — just around the corner.
For those in Sub-cycle C (Bronx, Queens, and Staten Island), now is a great time to begin preparing for your upcoming inspection cycle, which runs from January 1, 2026 through December 31, 2027.
Reminder:
To maintain safety, all NYC parking structures must be inspected by a licensed Professional Engineer (PE) who is also a Qualified Parking Structure Inspector (QPSI) at least once every six (6) years.
If any unsafe conditions are found, repairs must be completed within 90 days of filing the condition assessment report. Once repairs are finished, an amended report must be submitted within two (2) weeks.
If you need help scheduling an inspection or would like to engage RPO to file your inspection report, please contact our office for assistance.
VOLUME 10, ISSUE 7: NYC Ballot Proposal 5 Opinion
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There are six proposals on the ballot for the upcoming election. Proposal 5 would consolidate the official City Map, which plays a little-known but critical role in the approval of housing and infrastructure projects, into a single map and digitize it. Additionally, it would make the Department of City Planning (DCP) responsible for creating, maintaining and digitizing a single city map. Today, the City Map consists of five different sets of maps, one for each borough.
The City Map is the official registry of streets and publicly owned land as it legally defines street names, assigns addresses for new buildings, maintains street information, and provides crucial data on what lies beneath Manhattan’s buildings, basements, and tunnels. Currently, the City Map is managed by five Topographical Bureaus located in each Borough and consists of more than 8,000 maps in total.
Proponents of this proposal tout the measure as a way to streamline and expedite processes that depend on city maps, such as infrastructure and housing projects. Additionally, supporters feel this proposal would make public information more readily available and the digital nature would make this easier to access, especially to New Yorkers with disabilities.
While the above advantages may be appealing, it is our experience that Topographical Bureau workers possess experience and expertise that is crucial to dispense accurate information - some of which is highly technical in nature - to residents and professionals alike. Outsourcing these duties to a centralized agency with workers who are not necessarily equipped to handle this type of responsibility could have negative repercussions and may result in a severe back-log or worse yet, may result in the incorrect transcription of information. This is especially important given that several agencies such as the Department of Buildings, New York Fire Department and others rely on this information for their own record keeping. This type of work requires strong communications skills and in-person interaction to effectively and accurately manage this important information.
Over the past years citizens have suffered through numerous examples where “streamlining” via difficult-to-use technology has usurped the role of civil servants in aiding residents with the successful fulfilment of City requirements. Proposal 5 would only serve to change a system that has been working quite well for over 100 years.
Kevin Danielson is an attorney and consultant with RPO Inc. He represents clients on a variety of matters involving compliance with City regulations.
A PERSONAL MESSAGE FROM MICHAEL PRESSEL
On a personal note, my wife has decided to change ambitions and end her 20+ year career of owning the award winning Inn at Glencairn Bed and Breakfast in Princeton, NJ.
The 18th century home with outbuildings is now for sale, so if you know anyone who is interested in living in a historic home or running a bed and breakfast please forward the following link to them:
Inn At Gleincairn
The Inn has been a temporary home to a number of dignitaries and celebrities over the years who were visiting area prep schools such as The Lawrenceville School, The Pennington School, Hun, Princeton Day School or who were performing and filming at Princeton University. It has also been the location for numerous, memorable RPO Outings. Please reach out if you have any questions.
Michael Pressel
President
VOLUME 10, ISSUE 6: NYC Establishes New Energy Storage Rules
Photo by Governor Bob Ferguson
New York City’s Department of Buildings issued notice on September 17, 2025 that it adopted two new rules on stationary electrical energy storage systems (ESS). These rules take effect on October 26, 2025. ESS, which can be inside and on top of New York City buildings, should be designed, installed, operated, and monitored in ways that ensure the systems’ safety. The Department thus promulgated the rules to set safety criteria standards.
ESS collect and set aside energy that can supply electricity at a later time depending on the demand and provide several benefits:
They supply backup power to the electrical grid for outages, making the grid more reliable.
They improve renewable energy sources’ dependability, storing renewables’ excess energy during periods of low demand.
They reduce New Yorkers’ energy costs, storing excess energy when energy costs are cheaper during off-peak times and releasing the energy during peak periods.
The aforementioned rules mandate the following:
Clarifies design, filing, construction, installation, commissioning, operation, maintenance, and decommissioning of specified indoor and outdoor ESS.
Establishes reporting requirements.
Requires construction applications be filed with DOB.
Mandates that permits must be acquired for both construction and electrical work before ESS projects begin.
Requires registration with the Department:
New ESS: owners/managers must register before operation.
Existing ESS: must be registered within three years of rule’s effective date
Modifies NFPA 855 (national standard for ESS installation) to address New York City’s unique urban environment.
Expanded scope applies to:
Indoor stationary ESS
Mobile/portable ESS installed in stationary settings
Storage of lithium metal and lithium-ion batteries
Please contact RPO with any questions related to these new changes.
VOLUME 10 | ISSUE 5: New Local Law Significantly Changes Requirements for Sidewalk Sheds
Photo by Kathleen
Local Law 47 of 2025 is now in effect and mandates some critical changes as it pertains to sidewalk sheds:
New sidewalk sheds filed on/after August 15, 2025 must have a minimum clear ceiling height of 12 feet which is a significant increase from the previous required minimum height of 8 feet.
Sheds filed prior to August 15, 2025 are not required to be modified to this new standard.
Lighting and certain bracing are excluded from the height measurement, provided code requirements are met.
If the 12-foot ceiling height interferes with required air, light or egress for building occupants, the height may be reduced to between 8 and 12 feet provided there is proper documentation from the Registered Design Professional.
Additionally, minimum illumination under sidewalk sheds has been increased to 1.5 foot-candle and if the walking surface is within 10 feet of a subway entrance, bus shelter or similar facility, the minimum requirement is 5 foot-candle.
Finally, acceptable colors for sidewalk sheds now include hunter green, metallic gray or white. However, sheds must be uniform in color with exceptions for metallic elements and parapet mesh and sheds and fences at the same site must match in color.
Please contact RPO with any questions related to these new changes.
VOLUME 10 | ISSUE 4: Stricter Enforcement Measure Enacted for Facade Repairs
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A new local law, LL 51 of 2025, is now in effect which significantly changes the allowable timeline for façade repairs. Upon issuance of a sidewalk shed permit, the following deadlines apply:
Construction documents must be filed within 5 months
DOB permit applications must be filed within 8 months
Repair program must be completed within 2 years
Failure to meet any of these deadlines will result in violations and fines ranging from $5,000 to $20,000.
The only exceptions to this local law apply to sidewalk sheds installed in conjunction with permitted new building, enlargement or demolition work.
Extension may be granted if submitted in advance and approved by the Department of Buildings.
VOLUME 10 | ISSUE 3: 2025 NYC Electrical Code: Electrical Jobs Filed in BIS
Image by Michal Jarmoluk from Pixabay
Effective August 23, 2025, all electrical jobs filed in the Buildings Information System (BIS) that have not been signed off by the Department of Buildings (DOB) will be marked as Abandoned in BIS.
To complete and sign off on an Abandoned BIS job, you must reinstate it in DOB NOW: Build.
If you have any electrical applications ready for sign-off, we recommend starting the process now to avoid additional steps or potential issues in DOB NOW due to upcoming system changes.
For more info refer to Buildings Bulletin 2024-008 for guidance on when to apply the 2025 NYC Electrical Code vs. the 2011 edition.
VOLUME 10 | ISSUE 2: Increased Penalties In Effect for Retaining Wall Rules
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Several amendments to the New York City Department of Buildings rules (1 RCNY 103-09) pertaining to retain wall inspections are now in effect. Most noteworthy are increased penalties for non-compliance:
• Failure to file an acceptable report: Increases from $1,000 per year to $5,000 per year.
• Late filing of a report: Increases from $250 per month to $1,000 per month.
• New penalty for failure to correct SREM (safe with repairs and/or engineering monitoring) conditions: $2,000.
Additionally, in effect are amendments related to retaining wall inspections, filing requirements and waivers. These details can be found here.
Please contact RPO with any questions related to these new rules.
VOLUME 10 | ISSUE 1: Benchmarking Compliance Deadline Extension
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The NYC Department of Buildings has extended the deadline for submitting 2024 Benchmarking reports. Property owners now have until June 30, 2025, to file their annual Energy and Water Use date without facing violations or penalties.
This extension comes in response to the launch of the new LL97 Reporting Portal on March 3, 2025, which changed the submission process for compliance with Local Law 97 (LL97) and Administrative Code §28-309.4.
Key Updates:
New Benchmarking Deadline: June 30, 2025
LL97 Deadline Extension: Owners subject to LL97 may request an extension to August 29, 2025, via the portal (filing fee required). If granted, this also extends the Benchmarking deadline to August 29, 2025.
If you need assistance complying with the new submission process, please contact RPO Inc.
Volume 9 | Issue 9: First DOB Parking Structure Inspection Violations To Come In November
Image from Stephen Woods
On October 28, 2024, the DOB issued a service notice regarding Failure to File the 2023 Parking Structure Inspection Report Violations to be issued. Beginning November 2024, the Department will issue violations for Failure to File an Initial Parking Structure Report for the cycle ending December 31, 2023 (Subcycle 1A).
Key Details Regarding the Violations:
Violation Type: These are DOB (non-OATH) violations, each carrying a penalty of $5,000/year.
Annual Penalties: Currently it is unclear whether the DOB will issue additional penalties each year the report remains unfiled. We will provide updates as more information becomes available.
Separate from Late Fees: These violations are distinct from any monthly late fess that may have been assessed when filing.
Subcycles 1B and 1C Violations: These violations are unrelated to the failure to file initial observations for Subcycles 1B and 1C. Although violations for these infractions have been announced, our team has not yet independently observed them. A separate Service Notice may be issued for these in the future.
*Legislation has been passed, increasing inspection frequency from every 6 years to every 4 years, effective at the end of Subcycle 1C in 2027*
If you require assistance, RPO can refer a licensed professional, provide guidance, and resolve any violations that may arise.
Volume 9 | Issue 8: Annual Parapet Observation
Image from Spencer Means
The NYC Department of Buildings is now requiring an annual observation/inspection of all public facing buildings with a parapet, regardless of height except for detached one- or two-family homes and building with a fence or other barrier preventing access to the exterior wall.
This observation must be performed by a person who is competent to inspect parapets, who shall prepare a report of the observation. Owners are required to maintain the observation reports for at least 6 years and make the reports available to DOB upon request.
If hazardous or unsafe conditions are detected, the person performing the observation must immediately notify the DOB and the owner must immediately install public protection, such as erecting sidewalk sheds, fences, and safety netting to secure the safety of the public and have the unsafe conditioned remedied.
The unsafe condition must be corrected within ninety (90) days from the notification to DOB.
Please contact RPO Inc. if you would like assistance in complying with this requirement.
Volume 9 | Issue 7: NYC Department of Transportation Enacts Open Streets Program
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The NYC Department of Transportation has recently established a year-round “Open Streets” program that allows certain streets to be closed to vehicles during the day and some evenings to promote pedestrian flow and limit automobile use adjacent to certain businesses and community facilities. The program also addresses street closures adjacent to schools when they are in operation.
Some Limited Local Access streets will also be established with shared streets open to vehicles, pedestrians and bikes with a 5 MPH speed limit.
The Open Streets initiative is separate and distinct from DOT’s initiative to promote sidewalk and roadway dining.
Call 212-566-5110 to engage RPO for consulting related to your business or service that may benefit from the Open Streets program.
Volume 9 | Issue 6: An Update From The Department Of Transportation On The Global IT Outage
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On Friday July 19th, the largest IT outage in history occurred causing major problems for those utilizing a Microsoft product/software. As a result, NYC agencies, such as the NYC Department of Transportation, was forced to temporarily shut down due to their programs crashing. The NYC DOT Construction Permit Office issued the following statement addressing the ongoing delays:
"As of 7/23/2024: Due to the ongoing effects of the Crowdstrike outage and short staffing, there are delays regarding Insurance Updates, CGL Policy Reviews, and New Permittee Registration.
Due to the same issues, permit management staff will not be able to provide updates on when an application will be ready as we address backlogs to resume normal operations.
We apologize for any inconvenience. We and our IT support staff are working tirelessly to get permit management back to 100%."
While it is expected that DOT needs to catch up on its backlog from the past couple of days, RPO is keenly aware of the submissions that have been made on behalf of their clients and will remain vigilant and proactive to be certain that services being prosecuted through DOT are not delayed longer than would reasonably be anticipated.
Volume 9 | Issue 5: Changes To Zoning Use Groups
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Effective June 6, 2024, the New York City Zoning Resolution (ZR) was amended to provide new zoning uses, new Use Group categories and new numbering conventions which have been transitioned from Arabic numbers 1-18 to Roman numerals I-X. Applicants will now be required to enter the proper zoning Use Group numbers in Roman numerals on applications for any new job filing and on applications not approved as of July 1, 2024, that contain new or changed zoning use groups.
Applications approved prior to July 1, 2024, may continue to use the old zoning designations for TCOs and Final CO, in which case a comment will be added to TCOs and FCOs stating acceptability to use prior zoning use designations.
Similarly, PAAs filed after July 1, 2024, may continue to use the old zoning UG designations used on the Initial (I-1) filing.
The Department of Buildings encourages use of the new Roman numeral designations even when former Arabic numerals are permitted.
RPO Project Managers will notify clients whose projects are affected by this change, but clients should always feel free to contact us with any questions they may have.
Volume 9 | Issue 4: New York City Adopts Revised Definition Of “Major Building”
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New York City has adopted proposed legislation (NYC Intro #2263) which will lower the threshold of what is considered a “Major Building” to seven stories or 75 feet in height. Prior to this legislation, the New York City Building Code defined “Major Building” as a construction site involving an existing or proposed building of ten or more stories or 125 feet in height.
This change will trigger the mandate for the presence of Site Safety Managers or Site Safety Coordinators on new building projects, major alterations and demolitions of buildings meeting the aforementioned criteria. Site Safety Plan approval will also be required for the qualifying projects meeting this new definition.
NYC Intro #2276 has also been enacted which requires DOB-Licensed Construction Superintendents to serve full-time alongside the Site Safety Coordinators or Site Safety Managers at the newly defined Major Building Construction Sites (seven stories or 75 feet in height).
These new regulations go into effect in November of this year so please consider these rules for projects that will be issued permits at that time and moving forward.
We anticipate that DOB will release more information regarding the specific implementation of the above rules and the potential effects that these changes will have on future projects. RPO Inc. will keep you apprised of this information as it becomes available so stay tuned!
Volume 9 | Issue 3: New Requirement: DOB NOW Login Using NYC.ID Account
Starting today, DOB Now users are required to have a NYC.ID account. The NYC.ID account is required to access DOB Now: Build, Safety, BIS Options and Licensing modules. Users without a NYC.ID account will not be able to access this information.
While all users have been notified of this requirement already, many of our clients are experiencing difficulty in establishing this account. RPO offers assistance in establishing this account as a service. Please contact RPO if you would like assistance in completing this requirement.