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Heimer Engineering New York pre-purchase home, building, condo, and co‑op inspection

800.605.1500
Home, Building, Condo, And
Co-op Engineering Inspections
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Building Codes, Building Permits,
And Certificates Of Occupancy

Pre-Purchase Inspection
Insight Only An Engineer Offers

Home, Building, Condo, and Co-op Inspections
in Manhattan, Queens, Brooklyn, Bronx,
Staten Island, Nassau, Suffolk, Rockland,
Putnam, and Westchester

An Engineer's inspection, a home and building inspection, and a termite inspection.  You receive four reports: an onsite verbal report, an onsite written report, an emailed written report, and a termite report.  Call 800.605.1500 if you have questions.  We are happy to help you.Smile

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Before starting construction on a new building or altering an existing building, you must first secure a building permit at the local Department of BuildingsBefore starting construction, you must first secure a building permit at the Department of Buildings.  Before issuing the building permit, the Department of Buildings verifies that the plans conform to applicable codes and regulations, and that the plans meeting zoning and other codes.  A building inspector from the Department of Buildings may periodically check the site as construction progresses.  When the construction is completed, the building inspector performs a final inspection.  If the construction passes the final inspection, a Certificate of Occupancy is issued.

Building Permit

An application for a building permit is filed with the local Department of Buildings.If you are constructing a new building or altering an existing building, you are required to obtain a building permit.  An application for a building permit is filed with the Department of Buildings.  This application may require plans be filed, site studies be conducted, etc.

After receiving and reviewing the application, the Department of Buildings issues a permit, recommends changes that will allow a building permit to be issued, or denies the application.  No work may begin until the Department of Buildings issues the building permit.

You generally do not have to obtain a building permit to make normal repairs, although there are exceptions to this rule.  Additions, finishing an attic or basement, or changing interior walls are examples of alterations that require a building permit.  A wood-burning stove or an indoor hot tub typically require a building permit.  Exterior additions such as a deck, pool, fence, shed, or garage often require a building permit.  The following type of work typically requires a building permit:

  1. If you are constructing a new building or altering an existing building, you are required to obtain a building permitNew construction.
  2. Alteration of an existing building.
  3. An addition to an existing building.
  4. Change in use of a building.
  5. Cutting of part or all of a wall or partition.
  6. Removal or cutting of any structural beam or bearing support.
  7. Removal or change of any required means of egress.
  8. Work affecting structural or fire safety.
  9. Work that increases the nonconformity of an existing building.
  10. Work that affects public health or safety.

You should contact the Department of Buildings to see if a building permit is required for your planned work.  Note that building permits are generally not required for buildings constructed on lands designated as Indian Reservations.

Department Of Buildings

The local Department of Buildings performs many functions.The Department of Buildings performs many functions, some of which include:

  1. Building permit application and plan review.
  2. Issuing building permits.
  3. Providing information to contractors, Professional Engineers, Registered Architects, and the public on codes and regulations.
  4. Providing advice to other municipal agencies regarding codes and regulations.
  5. Dispatching the municipal building inspector to inspect construction.
  6. Reviewing changes proposed during construction.
  7. Performing the final inspection when construction is completed.
  8. Issuing a Certificate of Occupancy when all requirements have been met.
  9. Maintaining records on buildings within a municipality.
  10. Enforcing regulations and issuing violations when appropriate.

Building Codes

The building code sets the minimum construction standards for a house or building.The building code sets the minimum construction standards.  Exceeding the minimum code requirements is often necessary to achieve the safety goals inherent in the building code.

The State of New York and the City of New York have their own building codes, although there are many similarities.  Many local communities have amended the state codes.  Note that these codes apply to new buildings and alterations to existing buildings, and may apply to existing construction.  Contact the local Department of Buildings for information on the exact codes that apply in your community.

International Code Council

City of New York Building Code

State of New York Building Code

Building codes set forth the minimum standards. Professional Engineers, Registered Architects, and Department of Buildings officials interpret the code.  In many cases, it is necessary to exceed these minimum code standards to achieve the stated purpose of safeguarding safety and health.

Building Codes And Fires

Significant building code changes were made after the Triangle Shirtwaist Factory fire on Saturday, March 25, 1911 in New York City and the Cocoanut Grove Club fire on Saturday November 28, 1942 in Boston, Massachusetts.Building code changes often come from major tragedies.  Significant building code changes were made after the Triangle Shirtwaist Factory fire on March 25, 1911 in New York City and the Cocoanut Grove Club fire on November 28, 1942 in Boston, Massachusetts.

➜ 1911 Triangle Shirtwaist Factory Fire

➜ 1942 Cocoanut Grove Club Fire

The Triangle Shirtwaist Factory fire resulted in the deaths of 123 women and 23 men, mostly young immigrant garment workers.  The victims died from the fire, smoke inhalation, or from falling or jumping to their deaths while trying to escape the fire.  The victims were unable to escape the fire because the building owners had blocked off many of the exits to prevent workers from leaving.  Most of the victims were recent Jewish and Italian immigrant women aged 16 to 23.

Large scale tragic events, such as September 11, 2001 attacks on New York City's  World Trade Center show deficiencies in building codes.The Cocoanut Grove Club fire killed 492 people when a synthetic palm tree used as a decoration was accidentally ignited.  The Cocoanut Grove Club had a legal capacity of only 460, and it is estimated that there were over 1,000 people in the club when the fire was ignited.  The side fire exits had been sealed shut by the club owners to prevent people from leaving without paying.

Unfortunately, it is often tragic incidents like the Triangle Shirtwaist Factory fire and the Cocoanut Grove Club fire that result in significant building code changes.  More commonly, events such as a small fire push the evolution of building codes.  Sadly, many building code changes come after one or more people are injured or killed.

Large scale tragic events, such as September 11, 2001 terrorist attacks on New York City's World Trade Center (along with other civilian United States targets), show deficiencies in building codes.  Unfortunately, there is no way to fully test how building code provisions will work until tragic events occur.  Deficiencies found during tragic loss of life events are addressed in newer building codes.

➜ September 11, 2001 Terrorist Attacks

➜ New York World Trade Center

While no building codes provisions could have prevented the devastation from the attack on the World Trade Center, lessons learned helped make other buildings safer.

How Building Codes Are
Applied To Existing Buildings

Courthouse buildingIt is important to accurately determine which building codes (and other regulations and standards) are applicable to a specific building.  When a building is constructed, it is under whatever codes are in force in the municipality at the time of construction.  Codes, regulations, and standards change over time, and modifications are made to existing buildings.  It is important to examine the history of the building to determine which codes are applicable.

New building codes are issued from time to time.  However, building codes evolve.  By the time the new building codes are issued, the changes have been in effect for a while.

The term "grandfathered" is sometime applied to existing construction.  Saying a building is "grandfathered" is often inaccurate.  The term "grandfathered" only applies to original and unaltered construction.  Once a change is made to the building, newer codes may become applicable.

Even if the building is unaltered, it may not have complied with the codes at the time it was constructed.  Many older codes are not as clear as their more modern counterparts.  Failing to maintain a building in a safe condition is never "grandfathered".

Municipal Building Inspector

The municipal building inspector performs many functionsThe municipal building inspector performs many functions:

  1. Examines building permit applications;
  2. As a member of the Department of Buildings, advises Professional Engineers, Registered Architects, other municipal agencies, and the general public on applicable building codes and other regulations;
  3. Conducts inspections during a construction project;
  4. Monitors construction site safety;
  5. Helps keep the public safe by making sure that protective equipment such as safety fencing and sidewalk sheds are provided as needed;
  6. Works with the contractor and/or building owner to resolve issues;
  7. Issues building violations, if necessary;

Certificate Of Occupancy

When all the requirements of the building code and all other local municipal requirements have been met, a Certificate of Occupancy is issued.When all building code and other requirements have been met, a Certificate of Occupancy is issued.  The Certificate of Occupancy generally means that the building complies with codes applicable at the time of construction.

Prior to issuing the Certificate of Occupancy, a municipal building inspector has probably checked the construction project several times during the project.  Even so, the Certificate of Occupancy is not a guarantee that the building is perfect.  The inspection is limited to areas that could be examined during the building inspector's visit.  The Certificate of Occupancy gives you some assurance that the building complied with applicable codes and regulations at the time of construction.

Many banks and lending institutions require an up-to-date Certificate of Occupancy before they will issue a mortgage.  In some cases, a Certificate of Occupancy cannot be issued because no building permit was obtained prior to construction.  In these cases, the Department of Buildings may issue a Certificate of Alteration, Certificate of Compliance, or Certificate of Completion.  A similar document may be issued for outside items like decks and pools, or inside items like a wood burning stove.  Consult your local Department of Buildings for more information if you are looking at a building that has been altered.

Fire Prevention

Many of the building code provisions were written in response to injuries or deaths that occurred during a fire or other catastrophic event such as the Triangle Shirtwaist Factory fire or the Cocoanut Grove Club fire.Contrary to popular belief, the building codes are not an instruction manual of how to construct a building.  Little is said in the building code on issues such as what size or type of nails should be used, required wood sizes, etc.  Much is said in the building code about issues such as required fire rating, required exits, exit lighting, etc.

Many building code provisions were added in response to injuries or deaths that occurred during a fire or other catastrophic event such as the Triangle Shirtwaist Factory fire or the Cocoanut Grove Club fire.  Other building code provisions deal with life safety issues, hazardous conditions, required ventilation, lighting, etc.

National Fire Protection Association

If one were to use the building code as a manual of how to construct, the resulting building would have many problems.  The building code has essential information for anyone constructing or altering a building. The building code should be viewed as a reference document and not a how-to book.

Even in a well-constructed building, fires occur.  All homes, buildings, condos, and co-ops should have smoke detectors and carbon-monoxide detectors.

Smoke and Carbon Monoxide Detectors

Building Codes And
Personal Injury Accidents

Heimer Engineering's Professional Engineers provide consultations on how Building Code violations contributed to personal injury accidents.Heimer Engineering's Professional Engineers provide consultations on how Building Code violations (as well as violations of other municipal standards) contributed to:

➜ Parking Lot Slip, Trip, And Fall

➜ Playground Accidents

➜ Stairway Slip, Trip, And Fall

➜ Path And Sidewalk Slip, Trip, And Fall

For more information, click on one of the above links.

Pre-Purchase Inspections

During the inspection, the Licensed Engineer examines, analyzes, and/or reports on (as appropriate based on the building):

Structural
System
The
Foundation
Heating
System
Electrical
System
Plumbing
System
Hot Water
System
Roofing
System
Leaders &
Gutters
The
Siding
Termites
 
Carpenter
Ants
Exterior
Trim
Basement
Water
Rotted
Wood
Appliances
 
Air
Conditioning
Windows
And Doors
The
Interior
Carbon
Monoxide
Mold
 
Asbestos
 

Contact Heimer Engineering 24/7

Heimer Engineering New York pre-purchase home, building, condo, and co‑op inspectionsWe are happy to help you.  To set up an appointment for a pre-purchase inspection, or to find out about Engineering services or expert court testimony, click below for a contact form, send us an email, text us at 6602 0091 55, or call 800.605.1500.  If no staff member is in the office, leave a message. Remember to ask about a web discount. 

➜ 24/7 Contact Information

Heimer Engineering serves the Metro New York area, including New York City (Manhattan, Queens, Brooklyn, Bronx, Staten Island), Long Island (Nassau County, Suffolk County), and Upstate New York (Rockland County, Putnam County, and Westchester County).

Heimer Engineering respects your privacy.  Some inspection firms share information with insurance, landscaping, home maintenance, moving, cable, mortgage, and other companies.  Some inspection firms sell their client lists.  These practices are unethical.  You will not receive phone calls or solicitation emails from third parties as a result of providing personal information.

In the event of a life-threatening emergency (fire, building in danger of collapse, facade with loose bricks, debris falling from a building, gas leak, etc.) do not call Heimer Engineering.  If there is a life-threatening emergency or other hazardous condition, call 911.  Emergency situations need to be handled immediately by first-responders who can evacuate buildings, have utilities shut off, and take other steps necessary to preserve life.

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Heimer Engineering New York pre-purchase home, building, condo, and co‑op inspectionInspections are performed only after the client signs a pre-inspection agreement.  The use of this website is governed by our Terms of Use.  This website is made available for informational purposes, and does not represent a professional opinion of your particular situation.

➜ Download A Pre-Inspection Agreement

Heimer Engineering performs home inspections, building inspections, condominium inspections, and co-op inspections in the State of New York.  We do not perform inspections or recommend Inspectors or Engineers in the areas outside of the State of New York.  We also provide Licensed Professional Engineer consultation services including hurricane and storm damage and damage from adjoining constructionExpert witness services are provided regarding playground injuries, parking lot, walkway, and stairway slip, trip, and fall.

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