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Affordable & Quick Tile Options in NYC – Sourcing Inexpensive Tiles Fast Not every project has the budget or time for high-end imported tiles. Sometimes you just need inexpensive tiles, and you need them quickly – for example, to finish a fast-track renovation of a small office, or to replace flooring in a shop without breaking the bank. Fortunately, NYC offers plenty of options for affordable tiles that are readily available. Here’s how and where to source budget-friendly tiles on short notice: Big-Box Home Improvement Stores The Home Depot and Lowe’s locations around NYC are classic go-tos for basic, affordable tile. They carry everything from plain white ceramic subway tiles (often under $2/sq ft) to generic porcelain floor tiles and even mosaics. The benefit: these stores stock a lot on hand, so you can often buy and take the tile the same day. For example, if you need 300 square feet of 12”x12” porcelain tiles, a Home Depot in Queens or Bronx might have that in stock. The quality is decent for the price, and they often carry known brands like Daltile or Marazzi in basic styles. Pro tip: Check multiple locations online – one NYC store might be out of stock of a particular tile while another has plenty. Also, consider Home Depot’s Tool Rental for tile cutters if you’re DIY-ing part of the job. Floor & Decor Floor & Decor is a large flooring retailer known for low prices and large in-stock quantities. They have locations in the outer boroughs (for instance, one in Brooklyn and one in Queens). Floor & Decor specializes in tile and flooring, so their stores are like a candy land for renovators on a budget – aisles of ceramic, porcelain, marble, etc., often at very competitive prices. You’ll find trendy items too: wood-look tiles, patterned tiles, etc., usually for less than boutique shops. The big advantage is immediacy: you can load up your cart with what you need and walk out with it (or arrange quick delivery). Because they buy in bulk, their pricing for quality porcelain might beat smaller shops. Keep in mind, the stores are huge – allocate time to browse, and maybe call ahead to ensure your desired style is in stock in the quantity you need. Local Tile Warehouses and Outlets In NYC’s outer boroughs, there are tile warehouses that offer discount pricing and cash-and-carry convenience. For example, Tiles Unlimited in Queens (though they have everything from cheap to pricey) often has clearance sections or value lines. Another example is Cancos Tile – mentioned earlier for high-end – but they also have contractor-grade tiles and might offer good deals on overstocks or discontinued items. Some smaller shops in Brooklyn or the Bronx cater to contractors looking for deals; they might not have fancy showrooms, but they have pallets of tile ready to go. Online Retailers with Quick Shipping If you can wait a few days (but want to save money), consider online outlets like TileBar, Wayfair, or Overstock. TileBar, for instance, often offers $10 flat-rate shipping and delivers in 1-2 days within NYC for in-stock items, which is great if you know exactly what you want. They have many stylish budget-friendly options (like faux-cement tiles or simple mosaics) that can arrive fast. The downside: you can’t see them in person beforehand (unless you visit a sample showroom or order a sample), and if you underestimate, you’ll need to order more with a wait. Builders’ Supply Yards Some building material suppliers (that typically sell to contractors) also stock basic tile. For example, places like Prince Lumber in Manhattan or Dykes Lumber (though known for wood) sometimes have a small tile selection or can order for quick delivery. In Queens and Brooklyn, plumbing supply stores occasionally stock tiles for bathrooms in standard designs. While these might not have a huge variety, they often have the fundamentals (4”x4” white tiles, 12”x12” beige floor tiles, etc.) which can be useful in a pinch. Tips for Quick & Cheap Tile Shopping: Ask for “In-Stock” or “Available Now”: Make it clear to the salesperson that you are only interested in what’s currently in stock. Many tile stores show beautiful samples that might have a 4-week lead time. Tell them your timeline; they’ll usually point you to the section with in-stock inventory or clearance. Check for Leftovers/Lot Sales: Renovation projects often result in extra tiles. Some warehouses resell these as “lots” at a steep discount. If you’re not picky about having the latest design, you could find a quality tile cheaply because it’s the last 200 sq ft of a discontinued line. Consider Larger Retail Chains in NJ/Long Island: If you can drive a bit, stores like IKEA (Elizabeth, NJ) for example have some basic tiles in their marketplace (not a huge selection, but cheap). Also, Costco occasionally sells packs of tiles or laminate flooring seasonally – worth checking if you have a membership. Be Flexible on Design: The more flexible you are (color, size, style), the easier to find something cheap and available. Neutrals like whites, grays, and tans are usually readily available. Unusual colors or patterns might not be in stock and have a higher lead time. If you need a quick solution, you might compromise a bit on the exact look to meet your budget/time needs. Don’t Forget Installation Materials: Wherever you get your tile, pick up the appropriate thinset mortar and grout (and backer board if needed). Big box stores and Floor & Decor will have these in the same trip. It’s frustrating to have tile on site but then lose a day because you’re missing the right trowel or adhesive. Affordable Doesn’t Mean Low Quality Many budget tile options are still durable porcelain or ceramic that meets industry standards. Often, the cost savings come from simpler designs or mass production – which doesn’t necessarily mean the tile won’t last. Just check the tile’s PEI rating (wear resistance) and whether it’s rated for floor use if you’re putting it on a

When to Self-Certify a Job – Pros, Cons, and Best Scenarios In New York City’s building process, “self-certification” refers to a Professional Engineer (PE) or Registered Architect (RA) certifying that their plans comply with all applicable codes and regulations without an in-depth DOB plan review. This is officially known as the Professional Certification program at DOB. As a business owner, you’re not the one doing the certifying (it’s your architect or engineer), but understanding when self-certification is used can help you make informed decisions about your project timeline and team. Here’s a breakdown of when self-certifying a project is advantageous, and when to be cautious. How Self-Certification Works In a typical DOB filing, once plans are submitted, DOB examiners review them for zoning, code, and regulation compliance – which can take weeks or months and may result in multiple rounds of corrections. Under self-certification (Pro Cert), the architect/engineer skips the DOB plan exam by certifying themselves that the plans meet code. The DOB then issues approval essentially upon completion of administrative checks, allowing the project to get a permit faster. However, DOB reserves the right to audit the filing later to ensure nothing was amiss. Pros (When Self-Cert Can Be Beneficial): Significant Time Savings The biggest advantage is speed. Eliminating the DOB plan examination can shave off a substantial wait. Instead of waiting perhaps 6-8 weeks for a first plan review (and then more for corrections), an application can be approved in days if all paperwork is in order. For a business owner eager to start construction, this time savings can be gold – shorter time to open = less rent on an unopened store, for example. Predictable Schedule With self-cert, your project timeline is more under your team’s control. You’re not as subject to DOB backlogs. If your architect is confident and the documents are complete, you can plan construction start dates more reliably. Good for Straightforward Projects Self-certification works best for projects that are code-compliant and relatively straightforward: say a simple office renovation, or an interior alteration that clearly meets all rules. In such cases, the plan review is unlikely to reveal issues, so skipping it with a trustworthy professional can streamline things. Avoiding Minor Red Tape Sometimes DOB plan examiners have comments that, while important, can be minor or rooted in slight interpretation differences. If your architect self-certifies, it avoids potentially nitpicky comments that could send you back to the drawing board unnecessarily. Of course, the architect still must ensure those issues are addressed, but it avoids the formal dance of paperwork back-and-forth. Cons (Risks and When to Be Careful): Strict Accountability on the Professional When an architect or engineer self-certifies, they are taking on full responsibility. If they made an error or overlooked a zoning nuance, it’s on them – and potentially on you later. The DOB conducts audits on a percentage of self-certified jobs (for example, 20% of post-approval amendments on self-certified jobs are audited (​nyc.gov) and random audits can occur on initial filings too). If an audit finds the plans violated a code or zoning, your project could face a stop-work order, fines, or required changes mid-construction. Additionally, the professional can get in serious trouble (even lose their self-cert privileges or license). No Second Set of Eyes The plan examination process, while slow, can act as a safety net – another professional eye on the plans might catch something. With self-cert, you’re relying entirely on your hired architect/engineer’s thoroughness. If they are not extremely careful and knowledgeable, things can slip. So you need high confidence in your design professional. Not Suitable for Complex or Innovative Projects If the project is complex (structural changes, new building, tricky code interpretations), it might be better to go through DOB’s review. DOB examiners sometimes spot issues or provide guidance on code interpretations. For example, a new restaurant in an old building might have some gray areas in code compliance – getting DOB feedback could save you from re-doing work later. Self-certifying something very complex could be risky unless the design firm is very experienced in that project type. Perception and Oversight Occasionally, community members or other stakeholders might view self-certification with suspicion – as if the project bypassed scrutiny (even though it’s a legal process). If your project is at all controversial (say a new bar or club in a neighborhood), not having DOB’s initial sign-off could become a point of contention. Also, financing partners sometimes feel more comfortable knowing plans were DOB-reviewed. These are more peripheral concerns, but worth noting. When to Consider Self-Certifying: Tight Deadlines If you absolutely must start construction ASAP (e.g., your lease is ticking and you can’t afford months waiting for DOB), talk to your architect about self-cert. Many Alteration Type 2 (minor alteration) filings are self-certified to accelerate tenant fit-outs. Repetitive Work or Prototypical Designs If your architect has done the exact same type of project multiple times and knows the code issues cold, self-cert is a good candidate. For instance, a chain store build-out with a standard design – your architect might have a proven track record that these plans pass code, so self-certifying is low risk. Projects Fully Within Code Limits If all aspects (occupancy count, egress, fire safety, accessibility, energy code, etc.) are very clearly in compliance (by generous margins, not barely making it), then a plan examiner is unlikely to find fault anyway. Those are ideal for self-cert. When to Maybe Avoid Self-Certifying: Major Construction (New Buildings, Major Alteration-1s) New buildings in NYC typically require full DOB review (and multiple departments’ sign-offs). Self-cert isn’t usually applicable for New Building applications. Major alterations (that change use or exits, requiring a new Certificate of Occupancy) often go through full review as well because of the complexity and scrutiny involved. If Your Professional is Inexperienced If your architect/engineer isn’t deeply familiar with NYC codes or is new to self-certification, be cautious. The program is best used by seasoned pros who have earned that privilege by demonstrating competence. Projects in Special

Best Tile Resources in NYC – Top Quality & Reliable Tile Suppliers When it comes to tile in New York City, business owners and designers are spoiled for choice. NYC has some of the best tile showrooms and suppliers offering a vast range of styles, from classic subway tiles to exotic imported mosaics. Here are some top-quality, reliable tile resources to consider: Nemo Tile + Stone A stalwart of NYC’s tile scene, Nemo Tile has been around for a century – literally. Founded in 1921 in Queens, Nemo Tile grew from a humble shop to a trusted institution, supplying tiles for iconic NYC projects like the Holland Tunnel and W Hotels (​icff.com). They offer a huge selection of porcelain, ceramic, stone, and glass tiles. Nemo’s Manhattan showroom (and others in Long Island City and beyond) is known for its knowledgeable staff. If you’re looking for a mix of classic and cutting-edge designs with a company that knows NYC buildings inside-out, Nemo is a go-to. (Fun fact: Nemo doesn’t manufacture tiles; they source from around the world, which means they have a bit of everything.) Artistic Tile Headquartered just across the river in NJ but with a flagship showroom in Manhattan (in the Flatiron district), Artistic Tile is synonymous with luxury and creative designs. This family-run business offers stunning high-end tiles – think marble waterjet mosaics, hand-painted ceramics, and unique textures. They have design consultants who can help you pick the perfect tile for a high-profile lobby or a chic restaurant bathroom. While on the pricier side, the quality and design are top-notch. Many NYC architects rave about Artistic Tile for statement pieces. Ann Sacks Tile & Stone Ann Sacks is a luxury tile brand (part of the Kohler family) with a showroom in NYC (SoHo). They curate collections from different designers and global artisans. If your project calls for something artistic – like tiles that look like aged Parisian parquet or a glamorous geometric pattern – Ann Sacks likely has it. Their offerings range from modern minimalism to ornate and historical designs. It’s a great resource for hospitality projects or upscale retail where design impact is important. Porcelanosa Porcelanosa, a Spanish company, has a massive showroom at 202 Fifth Avenue in Manhattan (near Madison Square Park). This flagship store (in a beautiful historic building) showcases Porcelanosa’s wide range of products – not just porcelain tiles (as the name suggests) but also natural stone, luxury vinyl, kitchen and bath fixtures, etc. Porcelanosa’s tiles are known for contemporary European style and high quality. They produce large format tiles, wood-look planks, and sophisticated mosaics. The showroom is worth a visit to see full vignettes of finished spaces. For business owners, Porcelanosa is reliable for both floor and wall tiles that need to be durable and stylish, especially in modern office or retail interiors. Cancos Tile & Stone Cancos is a local tile supplier that has grown significantly, boasting 13 showrooms across NYC and Long Island. They carry a broad array of brands (domestic and imported) and cover the spectrum from affordable options to high-end stone. Cancos is popular among contractors for its one-stop-shop convenience – you can get tiles, stone slabs, and even installation materials in one place. A visit to one of their NYC showrooms (such as in Brooklyn or Queens) offers a hands-on look at many collections. Given their scale and local presence, they’re often able to fulfill orders quickly, which is a plus for tight project timelines. Stone Source Located in Manhattan, Stone Source is known more for natural stone but also offers a curated selection of porcelain and ceramic tiles, especially high-end and architect-specified lines. If your project is aiming for a very design-forward aesthetic (say, a minimalist art gallery or a boutique), Stone Source might have that unique large-format slab or textured tile that sets you apart. They also have consultants to assist with technical aspects like slip resistance and suitability for commercial use. These are just a few of the top tile resources in NYC. Honorable mentions: Tile Bar (an online retailer with a showroom in Manhattan – great for reasonably priced trendy tiles, with quick shipping options), Home Tiles in Brooklyn (catering more to contractors with value options), and classic hardware stores like Home Depot (which carry basic tiles suitable for low-budget needs). For truly unique historical or artistic tiles, you might even explore Mercury Mosaics (handmade) or local artisan studios in Brooklyn. When choosing a tile supplier: Check Inventory and Lead Times: If you’re on a tight schedule, ask what’s in stock. A local supplier with a warehouse (like Cancos or Nemo) might have what you need on hand. Imported specialty tiles (from Artistic or Ann Sacks) might have lead times of several weeks. Sample, Sample, Sample: Always get tile samples and view them in your space’s lighting. NYC showrooms are great for this – you can often borrow or purchase samples. Seeing the tile in person ensures there are no surprises in color or quality. Ask about Installation Support: Some suppliers provide recommendations for installers or have in-house experts who can advise on setting materials and techniques (e.g., what type of grout or backer board to use). This can be helpful for your contractor. Consider Durability: For a business, durability is key. Porcelain generally wears better than ceramic in high-traffic areas. Natural stone needs sealing and maintenance. Discuss your use-case with the supplier so they can point you to suitable options (for instance, a highly slip-resistant tile for a restaurant kitchen vs. a gorgeous marble that might be best for a boutique display wall). NYC’s tile suppliers are among the best in the industry, combining local expertise with global products. Whether you’re tiling a trendy café backsplash or a corporate lobby floor, the resources above will have you (and your surfaces) covered in style. Need guidance? Our team is here to help!

Navigating Different Building Authorities – The Dormitory Authority of the State of New York (DASNY) vs. NYC Department of Buildings (DOB) Understanding DASNY and DOB The Dormitory Authority of the State of New York (DASNY) is a state-level public benefit corporation that manages construction projects and provides financing for public institutions and nonprofits. By contrast, the NYC Department of Buildings (DOB) is a city agency that regulates building construction and safety across the five boroughs. Essentially, DOB enforces NYC’s building codes, issues permits, and conducts inspections for most private and commercial projects. When DASNY is Involved DASNY typically comes into play for specific types of projects, especially those funded by the state or serving public purposes. For example, projects for City University of New York (CUNY), public hospitals (NYC Health + Hospitals), and other city agencies often involve both DASNY and DOB oversight. In these cases, DASNY might manage the project (including design and construction), while DOB handles local code compliance and permits if the facility isn’t state-owned. Notably, state-owned facilities (like certain university buildings or state hospitals) may be exempt from NYC DOB jurisdiction – instead, DASNY itself can act as the code compliance and permitting agency under the state’s Uniform Code. Key Differences in Process Working with DASNY is different from dealing solely with DOB. DASNY projects often offer a one-stop service – they oversee planning, design, and construction, and ensure compliance with state codes and applicable local regulations. This can be advantageous if your project qualifies, because DASNY has expertise in managing large public projects and even financing them through bonds. On the other hand, the NYC DOB process typically requires you (or your architect/contractor) to handle filing plans, obtaining permits, and calling for inspections on your own or with the help of expediters. DOB’s focus is on code compliance and safety for NYC buildings, not financing or project management. Timeline and Bureaucracy Many business owners perceive DOB filings as time-consuming due to plan examinations and approvals. DASNY’s involvement can sometimes lengthen the early planning stage too – there are additional layers of review (since DASNY must coordinate with state requirements and sometimes DOB as well). However, DASNY has a reputation for effective project management given the scale of projects they handle (over 1,000 projects in a year). In practical terms: If you’re building a facility that must go through DASNY (like a public school or a health facility using state funds), you’ll engage with both agencies. If you’re a private NYC business owner (say constructing an office or renovating a retail space), you will almost always work directly with NYC DOB, not DASNY. Compliance and Code Differences Another difference between the two entities is in building codes. DASNY ensures projects meet New York State codes (and sustainability goals, etc.), but in NYC, projects also must comply with the NYC Building Code. In fact, DASNY’s guidelines note that when projects are in NYC and not state-owned, they must follow NYC DOB permitting and NYC code enforcement. So a project in NYC under DASNY oversight might need dual compliance – DASNY will review for state code and any funding requirements, while DOB issues the actual NYC building permit. Pros and Cons for Business Owners For NYC business owners, working with DOB is the default and is necessary for obtaining building permits. The process can be bureaucratic, but it’s well-defined and there are many expediters and consultants who specialize in it. Working with DASNY is not common unless your project is part of a government-funded program or you’re in the nonprofit/education/health sector seeking financing help. If you do qualify, DASNY can provide valuable support: they coordinate design professionals, ensure code compliance through their team (including environmental and asbestos oversight), and can even help secure low-cost financing for the project. The trade-off is less direct control – you’ll be adhering to DASNY’s processes and timelines, which might be more involved than a straightforward DOB filing. Bottom Line If you’re deciding between DASNY and DOB, first determine if your project is eligible or required to use DASNY. Generally, private commercial projects in NYC will go through DOB only. Projects for public benefit (universities, hospitals, etc.) might go through DASNY, with DOB still in the loop for local compliance. Understanding which rules apply will help you set realistic timelines and assemble the right team. When in doubt, consult with a NYC architect or construction attorney – they can tell you if your project needs DASNY or just DOB approval, and guide you accordingly. Remember, DASNY = state-level support and possibly funding, DOB = city-level permits and safety enforcement. Have a project in mind? Let’s talk about how we can bring it to life.

Do You Need an Owner’s Representative? – Role, Importance, and How to Choose One What is an Owner’s Representative?  An owner’s representative (often called an “owner’s rep”) is a construction professional who acts on behalf of the project owner to oversee and manage a construction project. Think of them as your right-hand person who looks out for your interests at every step – from planning and design through construction and closeout. Unlike a general contractor (who works for you but is focused on building the project) or the architect (who designs and may periodically inspect), the owner’s rep’s sole job is to represent the owner’s interests in all aspects of the project. They coordinate between the design team, contractors, and various stakeholders to ensure the project stays on schedule, on budget, and meets the required quality standards. What Do They Do? An owner’s representative can wear many hats: Project Manager: They create and monitor schedules, budgets, and deliverables. They’ll set up regular meetings, keep track of progress, and push the team to stay on target. Advisor and Translator: Construction can be technical. An owner’s rep helps translate the jargon. They advise on permits (for example, guiding you through DOB filings), procurement of contractors or materials, and any major decisions. They can also coordinate with expediters or navigate city agencies on your behalf. Quality Control: Owner’s reps often attend site meetings and inspections, keeping an eye on workmanship. If something isn’t up to snuff or deviates from the plan, they flag it early. Change Order Gatekeeper: If the contractor proposes a change order (which could increase cost or time), the owner’s rep reviews it critically – is it necessary? Is the price fair? They negotiate to protect you from unwarranted extras. Paperwork and Closeout: They help ensure all documentation is in order – contracts, insurance, lien waivers, permits, and eventually, the closing of permits and obtaining the Certificate of Occupancy or final sign-offs. In short, an owner’s rep is like your personal project concierge. They handle day-to-day headaches so you don’t have to, and they bring expertise to anticipate issues before they become costly problems. When Are They Essential?  Not every project needs an owner’s rep, but they are incredibly valuable in certain scenarios: Large or Complex Projects: If you’re doing a gut-renovation of a multi-story building, new construction, or anything with complexity (multiple contractors, technical systems, etc.), an owner’s rep can keep the moving parts coordinated. If You Lack Construction Experience: Many business owners aren’t construction experts – and that’s okay. Hiring an owner’s rep ensures someone knowledgeable is actively managing the project. This is especially useful if you can’t be on site frequently or don’t understand the permitting labyrinth (like NYC DOB, Fire Department, Health Department for restaurants, etc.). Projects with Multiple Stakeholders or Agencies: Opening a new restaurant, for instance, involves the DOB for build-out permits, the Health Department for kitchen and food service permits, possibly Landmarks Commission if the building is historic, and so on. An owner’s rep can juggle these interactions and keep everyone on the same page. Tight Schedules: If you have a firm deadline (say a lease start, or a school opening in the fall), an owner’s rep is laser-focused on schedule and can help fast-track decisions, push the contractor, and line up inspectors to meet your timeline. High Budget (or High Risk) Projects: The larger the budget, the more is at stake from delays or mistakes. An owner’s rep’s fee often pays for itself by preventing costly overruns. They add a layer of accountability for contractors, who know someone is scrutinizing their work closely. For smaller, straightforward jobs (like a minor office renovation in a single room), you might not need an owner’s rep if you trust your contractor and architect. But for many NYC projects, even a modest renovation can become complicated by permit requirements and coordination issues – so having an expert on your side is invaluable. Benefits vs. Cost Owner’s reps charge a fee (could be a flat fee, monthly retainer, or percentage of project cost). While it’s an added cost, consider the benefits: Time Savings: They handle issues so you can focus on running your business. Money Savings: They can prevent mistakes or delays that might cost far more than their fee. For example, catching an error in the plans before it’s built, or ensuring a change uses a more cost-effective solution. Peace of Mind: You have a seasoned professional looking out for you. This reduces stress, especially in NYC where dealing with building regulations can be a full-time job in itself. Better Outcomes: Projects managed with an owner’s rep often finish closer to the original schedule and budget. You’re less likely to have “surprises” at the end (like unresolved permits or missing approvals) because the owner’s rep stays on top of those throughout. How to Choose One Selecting the right owner’s representative is crucial. Here are some tips: Experience in Your Project Type: If you’re building a restaurant, find someone who’s opened restaurants in NYC before. Experience with similar projects means they’ll know the pitfalls (e.g., ventilation requirements, health inspections, etc.). If you’re renovating an office, someone with commercial interiors experience is ideal. Knowledge of NYC Processes: Make sure they have NYC-specific expertise – familiarity with DOB filings, landmark rules if applicable, local contractors, and neighborhood considerations. An owner’s rep who regularly works in NYC will know how to navigate the Department of Buildings, which can be a bureaucratic maze. References and Track Record: Ask for references from past clients. Did the project go smoothly? Was the owner’s rep proactive and communicative? You want someone with a reputation for honesty and effectiveness. Communication Style: You’ll be working closely with each other. During initial meetings, see if they communicate clearly and are responsive. A good owner’s rep should be a great communicator – translating technical stuff into layman’s terms and keeping you updated. Team and Resources: Some owner’s reps are solo practitioners; others are firms. A firm might

Opening a Restaurant in NYC – Step-by-Step Guide (Permits, Inspections, and Common Pitfalls) Opening a restaurant in New York City is an exciting venture – the city’s food scene is vibrant, but it’s also one of the most regulated businesses you can undertake. From building permits to health inspections, there’s a lot to juggle. This step-by-step guide will walk you through the process and highlight common pitfalls to avoid, ensuring your eatery goes from dream to delicious reality with minimal headaches. Step 1: Plan Your Concept and Business Setup Before diving into permits, crystalize your restaurant concept and take care of general business groundwork. Create a business plan, secure financing, and choose a business entity (LLC, corporation, etc.). From a permitting standpoint, your concept (like a quick-service cafe vs. a fine-dining restaurant with a bar) will affect the types of permits and build-out you need. Also, if you plan to serve alcohol, note that early on because a liquor license has its own process that can take months (and involves community board review). Step 2: Find a Suitable Location (and Check Zoning/Use) Location is everything in NYC. When scouting spaces: Zoning: Ensure the space is zoned for commercial use that allows restaurants (Use Group 6 in zoning lingo covers many restaurants). Most retail corridors are fine, but a spot in a purely residential zone might not allow a restaurant. Check the NYC zoning maps or ask the landlord. Ventilation & Infrastructure: Does the space have an existing kitchen hood and ventilation shaft? If not, can you install one? (Punching a vent through to the roof in a dense NYC building can be tricky and needs landlord and DOB approval.) How’s the electrical capacity and gas line? Upgrading utilities can be time-consuming. Previous Use: If the space was previously a restaurant or food service, you’re in luck – much of the infrastructure and permits (like a grease trap, ventilation, gas hookup) might already be in place. Also, if it was recently a restaurant, the Certificate of Occupancy or Letter of No Objection will cover that use. If it was not a restaurant before (say it was a boutique), you may need to get an LNO or amend the Certificate of Occupancy for eating/drinking use. Landmark Status: If the building is landmarked or in a historic district, any exterior work (signage, exhaust, etc.) will need Landmarks Preservation Commission approval. This can add time. Negotiate your lease wisely. Ideally, include a clause that lease obligations (like rent) start after you obtain key permits, or at least give you an out if permits are denied. Property owners familiar with restaurants understand it can take several months to open doors. Step 3: Design Your Restaurant (Layout and Systems) Hire an architect and possibly a kitchen designer. They will create plans addressing: Layout: dining area, kitchen, restrooms (make sure you have the required number of restrooms based on occupancy load; generally, men and women’s toilets are required if above a certain number of patrons). Building Code Compliance: Adequate exits, occupancy count, accessibility (yes, you typically need to be ADA-compliant – that means things like a ramp if there’s a step at entry, ADA-accessible restroom, etc.). Kitchen Design: Placement of sinks (a NYC restaurant must have specific sinks – hand washing sinks, food prep sinks, a mop sink, etc.), refrigerators, cooking equipment, and storage. Also consider trash storage (you’ll generate a lot and need a spot for it that isn’t a sidewalk eyesore). Fire Safety: If you’ll have open flame cooking, you need an Ansul fire suppression system in the kitchen hood. The plans should include this. Also, placement of fire extinguishers, exit signs, emergency lighting. Mechanical Systems: Ventilation for the dining area, air conditioning, etc., and the big one – kitchen exhaust. Often a mechanical engineer will be involved to design the ductwork and fan. If you have a basement, plan for where the air intake/exhaust go for HVAC. Plumbing: Grease trap (NYC DEP requires grease interceptors on waste lines from kitchens to prevent clogging the sewers), sufficient water supply for dishwashing, etc. Step 4: Building Permits from DOB With plans ready, your architect will file them with the NYC Department of Buildings. If time is critical and the project is straightforward, they may self-certify the plans (see Topic 5 and 7) to get the permits quicker. Otherwise, you’ll go through DOB plan review. Key permits/approvals typically needed: Building Permit (Alteration Type 1 or 2): If you’re doing significant work. If you’re not changing occupancy or egress, it might be Alt Type 2. If you are (like turning a retail to an assembly occupancy), it could be Alt Type 1 which requires a new Certificate of Occupancy at the end. Plumbing Permit: Your licensed plumber will handle this for gas lines, water lines, new plumbing fixtures, etc. Mechanical Permit: For installing that hood, exhaust fan, etc., a licensed mechanical contractor will pull this. Sprinkler/Fire Alarm Permits: If the space requires a sprinkler system (some do, depending on size and occupancy) or if you need a fire alarm system (some restaurants need a fire alarm, especially if the occupancy is 75+ or if required by building’s use group), those need separate filings. Sidewalk Cafe Permit: (If you plan outdoor seating on the sidewalk, there’s a whole separate application through the Department of Consumer Affairs or the new Open Restaurants program – which currently is evolving in NYC’s rules. This is optional, depending on your business plan.) Coordinate the build-out with these permits. Don’t start work until permits are issued – unauthorized work can lead to costly stop-work orders. During construction, DOB inspectors will visit for progress inspections as needed (especially for plumbing, electrical sign-offs, etc.). Step 5: Health Department (DOHMH) Permits and Requirements Opening a restaurant absolutely requires a permit from the NYC Department of Health and Mental Hygiene (DOHMH). Specifically, a Food Service Establishment Permit is needed for any place that will serve food to the public. Here’s the process: Plan Review (if applicable): DOHMH

Self-Certification with DOB – Overview, Process, Risks, and Benefits Building on the earlier discussion of when to self-certify (Topic 5), here we provide a comprehensive overview of NYC’s self-certification process itself – known formally as the Professional Certification program – including how it works, what a business owner should know about it, and its pros and cons in general. What is the DOB Professional Certification Program? The NYC Department of Buildings’ Professional Certification (Pro Cert) program allows licensed design professionals (Professional Engineers or Registered Architects) to certify that their plans conform to code and zoning without a DOB plan examiner reviewing them. In practice, this means a quicker approval for permits. The architect/engineer takes on the responsibility for compliance, and the DOB trusts their sign-off, subject to audits. This is an alternative to the standard DOB Full Plan Review where a DOB examiner must approve the plans. Key points from DOB about how Pro Cert works: The decision to use Professional Cert must be made when filing the job initially (at pre-filing). The filing process (applications, forms, fees) is the same up until the plan review stage. If all required documents are submitted, a professionally certified application will be approved at the end of data entry, meaning essentially immediately once the paperwork is deemed complete. No plan examiner review happens, so the applicant can go straight to pulling a permit after approval. Importantly, all Post-Approval Amendments (changes to the plan after initial approval) on a self-certified job must also be self-certified. You can’t switch to DOB review mid-stream unless you withdraw and refile, generally. DOB conducts audits on a percentage of these jobs. For example, once the first permit is pulled, a certain percent of filings are selected for audit. Also, random audits can occur. If an audit finds issues, DOB can revoke the permit and require corrections, and they can take action against the professional. Benefits of the Self-Cert (Pro Cert) Process: Speed to Permit: As highlighted, the biggest win is speed. You cut out waiting for a DOB plan examination appointment and review cycle. If time = money (which it does in NYC), getting that permit perhaps months earlier can save on carrying costs, rent, etc. DOB itself states that Pro Cert “reduces the amount of time a builder normally has to wait for a DOB permit” by eliminating plan examination. Control: The design team can finalize and file plans on their own schedule. Under normal process, you might file and then sit idle waiting for comments. With self-cert, if the plans are ready, you file and move on. This is great for fast-track projects. One Less Hurdle: Sometimes dealing with plan examiners adds uncertainty – different examiners might have slightly different interpretations. Self-cert avoids that inconsistency; the onus is on one party (your architect) to get it right. Ideal for Certain Work Types: Many Alteration Type 2 filings (non-major alterations) and straightforward jobs (like interior renovations that don’t change use or exits) are commonly self-certified. Also, things like facade repairs, typical storefront alterations, etc., are often self-certifiable. It’s become a normal part of doing business for many NYC architects on small to mid-size projects. Risks and Oversight in the Process: Audits and Violations: As mentioned, the DOB will audit some self-certified jobs. If your architect took a shortcut or missed something, an audit could catch it. Worst-case scenario, if a serious violation is found, work might need to pause. However, typically audits might result in requiring submission of revised plans to correct any non-compliance. It’s a risk to be aware of – even after you start work under a permit, you’re not 100% in the clear until the statute of limitations for audit passes (which might be when the job sign-off occurs or a set time after permit issuance). Dependence on Professional’s Integrity: The system assumes the professionals are doing the right thing. Most do, because the consequences are high – the DOB can strip an architect or engineer of their self-cert privileges if they abuse it. In fact, over the years, DOB has disciplined some who self-certified jobs with multiple code issues. So you want a professional with a good track record. No DOB Guidance: If you’re uncertain about some code requirements, in a full plan review you could discuss with the DOB examiner or get an official determination on a gray area. In self-cert, you’re essentially asserting everything is fine, and hoping DOB sees it the same way. If you anticipate a tricky code interpretation, some architects actually avoid self-cert in that case to get DOB on record with approval. Recent Updates and Considerations: NYC has tweaked the self-cert program over time. There are checks to prevent abuse: Certain job types or larger projects may be ineligible for self-cert (DOB often limits Pro Cert for things like new buildings, certain special district rezonings, etc., to maintain oversight). Local Law 108 of 2019 (which is referenced on DOB’s site) added requirements for increased integrity in the program – this law was passed after some incidents of improper self-certification, to ensure accountability. It mandates, among other things, that DOB publish reports on who’s self-certifying and audit results, adding transparency. There’s also a Directive 14 in NYC (a related but distinct program) which is another form of limited review, sometimes conflated with self-cert. Under Directive 14, DOB does a cursory review focusing on life safety and skips some detailed checks, relying on the professional for those. It’s different from full self-cert but also aimed at speeding up jobs. Your architect will choose the right filing method (Directive 14 vs Pro Cert vs Full Plan Exam) depending on the project specifics. For Business Owners – Practical Takeaways: When hiring an architect, you might ask if they plan to professionally certify the project. If they say yes, it’s worth asking, “Do you anticipate any issues with an audit? Have you done similar self-cert projects that went smoothly?” A confident, experienced architect will have answers (and likely a good track

LNO (Letter of No Objection) – What It Is, Why You Need It, and How to Get One in NYC Sometimes in NYC you’ll hear the term “Letter of No Objection” (LNO), especially in the context of property use or opening a business in an older building. If your building doesn’t have a Certificate of Occupancy or you’re trying to confirm an existing legal use, an LNO can be crucial. Here’s a plain-language guide to LNOs: What is a Letter of No Objection? It’s an official document issued by the NYC Department of Buildings (DOB) stating that the Department has “no objection” to a specific use of the building. In essence, it confirms that the use you propose (or the use that currently exists) is legal under zoning and building regulations, given the building’s records. LNOs are typically issued for buildings that do not have a Certificate of Occupancy. NYC first started requiring Certificates of Occupancy (COs) in 1938; buildings older than that often don’t have one (​fontanarchitecture.com). For such buildings, an LNO is a way for DOB to say “we acknowledge the building’s use without a formal CO, and we have no objection to it continuing.” To put it simply: if you have a property built before COs were a thing (pre-1938) or any building lacking a CO, and you need proof of legal use (e.g., it’s a store, or a 2-family house, etc.), you request an LNO. The LNO letter will specify the address and state something like, “DOB has no objection to [describe use, e.g., “the use of the premises as a retail store on the first floor and one dwelling unit on the second floor”].” Why is an LNO Needed?  There are several scenarios where you might need a Letter of No Objection: Opening a Business (e.g., Restaurant or Store): When applying for certain business permits or licenses, agencies want to ensure the location is properly zoned and approved for that use. For example, the NYC Health Department or the State Liquor Authority might ask for a CO or LNO to prove that a restaurant is allowed at that location. If your space doesn’t have a CO showing “eating and drinking establishment,” an LNO can serve as that proof. Change of Use with No Construction: Suppose you’re taking an old storefront and turning it into an office, and technically this change doesn’t require a big construction job or new CO. The landlord or bank might still ask for an LNO to confirm DOB doesn’t object to the new use under current zoning. Selling or Financing Property: Buyers and banks doing due diligence on a building without a CO often want an LNO. It provides confidence that the building’s current use is legal, which affects property value and insurability. To Satisfy Another City Agency: If the Fire Department or Dept. of Consumer Affairs, etc., has questions about a building’s legal use, an LNO from DOB can clear things up. Proof of Grandfathered Use: If a building has been used a certain way for decades (predating current zoning laws), an LNO can sometimes be obtained to document this existing, legal non-conforming use. In summary, an LNO is often needed in lieu of a Certificate of Occupancy to demonstrate legal use. It’s basically paperwork to satisfy the question: “Is it okay to use this building for X purpose?” For older buildings without a CO, DOB’s answer to that is in the form of an LNO (​nyc.gov). How to Obtain a Letter of No Objection: Getting an LNO is a process that requires a bit of research and patience: 1. Determine if the Building Truly Lacks a CO First, check DOB records (you can use the Buildings Information System online) to see if a Certificate of Occupancy exists. If it does, you don’t need an LNO – the CO is your proof of use. If it doesn’t, proceed. 2. Gather Documentation The goal is to show DOB what the current legal use is (or most recent legal use) of the building. Useful documents include: Old building cards or index records from DOB (sometimes available via DOB or Dept. of Records) showing historical use. Copies of any old Certificates (maybe a temporary CO, or older equivalent documents if any). Previous permits or applications that describe the use. For residential buildings, records from the Housing Preservation & Development (HPD) or a “I-card” (old occupancy records) can help. For commercial, perhaps old licenses or even utility bills indicating use. Basically, evidence of the use over time. 3. File an Application with DOB You (or more commonly, an expediter or architect) will submit a request for Letter of No Objection to the DOB Borough Office where the property is located. This involves a form (DOB has a specific LNO request form) and a fee (there’s typically a small fee for the LNO, similar to obtaining a record). 4. Review by DOB A DOB examiner or Borough Commissioner’s office will review the request. They will look at: Zoning: Is the use allowed in this zoning district? (E.g., can you have a store on a residential zoned lot? If it’s been there forever, maybe grandfathered, but they’ll check.) Past records: Do DOB’s files indicate any objection or violation for the use? Are there any open violations that conflict (like a violation for illegal use)? You might need to resolve those first. Building Code: If it’s something like converting use, is it safe/allowable? (However, since LNO is typically for no change in physical work, it’s mostly a paperwork exercise.) Result – Approval or Objection If all is good, DOB will issue the LNO, signed by the Borough Commissioner. If they find an issue (say your evidence is weak, or the use isn’t permitted), they might deny or ask for more info. Sometimes they’ll say you actually need to file for a new CO instead (which is a bigger process) if, for instance, you are effectively changing the use. Timeline: It can take a few weeks to