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hi everyone I'm George Fontana and I'm.an architect in New York today I want to.talk about certificates of occupancy a.certificate of occupancy is a document.issued by the Department of Buildings.that lists the legal use of a building.or a house a certificate of occupancy is.also referred to as a CEO or a sea of oh.these are issued after a building or.house is completed the construction is a.hundred percent done all the inspections.have passed all the paperwork has been.completed and there's nothing pending.with the city all items are finished so.let's just go through the all the items.that are that are included now I'll give.you a brief description this is for a.typical New York City certificate of.occupancy at the top of the certificate.of occupancy you're gonna see the CEO.number or certificate of occupancy.number this will have a t or an F in it.t4 temp F for final okay we're gonna get.back to that in a minute this is a.unique number for your certificate of.occupancy below that will be a statement.telling you what a certificate of.occupancy is this certifies that the.premises described herein conform.substantially to the approved plans and.specifications and to the requirements.of all applicable laws rules and.regulations for the uses and occupancy.specified no change of use or occupancy.shall be made unless a new certificate.of occupancy is issued this document or.a copy shall be available at the.building for inspection at all.reasonable times this this statement.basically says that an architect has.submitted plans to the Department of.Buildings they have been approved it's.been found compliant with the the.applicable codes and city regulations.it's been inspected and you can now.occupy your building you can only occupy.your building in accordance with the.uses and stipulations within the.certificate of occupancy and if you.intend to use the building in any way.that contradicts the certificate of.occupancy or you intend to make any.alterations to the building in any way.that if that contradicts the certificate.of occupancy you will be required to get.a new certificate of occupancy and in.New York City this is done by filing an.alteration type-1 application so then on.the certificate of occupancy we're going.to see a lot of general information at.the top in New York.list the borough under that the address.and then the bin number the bin number.is the building information number this.is a specific number issued to your.building that so if you go to the.department buildings website in New York.on the biz which is the building.information system you can just pull up.your bin number and it has all the.information for your specific building.ok then it's gonna have the block and.lot this is comes from the Department of.Finance every block has a number and.then every lot within the block has a.lot number so that's the block and lot.number that's a very common way of.identifying properties and based on.Department of Finance records okay.the building type will be listed that is.the type of building that the.certificate of occupancy is being issued.on so the type of application that you.filed so did you file a new building.application or an alteration application.so it's basically just gonna say new or.alt for alteration then the certificate.type F or T I mentioned that before.so F for final T for temporary so if you.finish the building or the house and.there's just a few minor things that are.not completed maybe some paperwork.issues that are holding you up or a.minor minor issue but the inspections.are all done and and they've all passed.the Department of Buildings can issue.you a temporary certificate of occupancy.and these have to be renewed.periodically so if it has a t that means.it's a temporary and if as an F it means.it's a final if it's an everything has.been closed out sometimes you'll have.multiple applications on a property so.you'll have a one application for the.building and then separate applications.for you know interior things and those.app those applications can hold you up.if the building has any violations.that'll hold you up from getting a final.so there's lots of reasons why you might.actually get a temporary certificate of.occupancy it's very common those have to.be renewed periodically okay if it has a.final or temporary.it'll have an effective date and if it's.a temporary it'll have an expiration.date final certificates occupancy do not.have an expiration date all right.under that you'll see this building is.subject to this Building Code.for some reason this isn't always filled.out I've noticed on some particular.documents these that I've seen but you.know in in New York City we have.historic codes so the code is constantly.being updated so it'll list what was the.applicable code at the time that the.certificate of occupancy was issued what.code the building was reviewed under.okay and next would be meets and bounds.CBI yes so the meets and bounds.is the outline of the property there's a.document called a PD one in New York.this will have the metes and bounds on.it this is basically what's the outline.you know of the of the property it's not.listed on the certificate of occupancy.but you can find that in New York on the.building information system the next.section on the certificate of occupancy.is about the construction of the.building so you can see the construction.classification this is the type of.construction used in the building in New.York City current codes there's five.types of construction classifications.one through five most of them have an A.and a B so you might have a a 1a.construction or a 3b construction this.tells you the the classification of the.construction is a wood frame is it.masonry is it steel okay that's very.important and it tells you the.construction classification determines.fire rating requirements and things like.that so that'll be listed as well as the.applicable code based on the year so was.it 1968 code or was it new you know 2014.code or some other code that was.applicable at the time the construction.classifications will vary based on if.they're older codes so I said it's one.through five for the newer code but.older code had different designations.okay under that will be the building.occupancy group every building use will.have a different occupancy group this is.in the building code so residential has.three groups are one.two and three are one is like a hotel.are two is an apartment building in our.three is a singular two family house.right there's a lot of different groups.a is for a place of assembly things like.that there's this will list the.occupancy group the occupancy group is.very important it tells you what what.codes are applicable in the building.code there's lots of reference to.occupancy group to tell you what what.applies in different situation obviously.different codes applied to a residential.building than to a you know a theater or.to an office building under that if it's.a residential building it'll have the.multiple dwelling law designation the.multiple dwelling also known as the MDL.is a is a New York set of rules it's a.lot laws about residential occupancy so.those are those are additional codes.that is beyond the building code that is.a separate set of laws outside of the.New York City Building Code that you.also have to comply with and it'll list.the designation you know what type of.multiple dwelling classification is it.after that there'll be a little.description of the building how many.stories this is one that can be a little.confusing sometimes because certain.things count as a story and certain.things do not a mezzanine does not count.as a story as long as you know you fall.into the regulations for mezzanine a.cellar does not count for a story but a.basement does that'll list the number of.stories the height of the building will.be listed how many feet tall is the.building this is measured to the roof.not to you know bulkheads or things like.that and if it's a residential building.it'll list the number of dwelling units.or rooming units this is you know how.many apartments do you have inside the.building if it's an apartment building.are there 200 apartments or ten.apartments okay.the next category will be the fire.protection category if any exists so do.you have a fire alarm in the building.do you have fire sprinklers a standpipe.any type of fire protection features.that are required for your building.these all have to be inspected before.you get a.of occupancy to verify that they all.work properly so all the fire protection.features are listed on the certificate.of occupancy at least a modern.certificate of occupancy under that.you'll have open spaces there's a.section for open spaces this will vary.based on building some buildings this.will be blank on but uh do you have.outdoor parking do you have a Plaza is.it a restaurant without doors seating.things like that any any of those those.issues for outdoor spaces could could.potentially be listed on their.certificate of occupancy after open.spaces you'll have legal limitations on.the building not all buildings gonna.have legal limitations but this could be.something like a restrictive declaration.or any kind of specific limitation.there's lots of reasons that you could.have this I'm not really gonna go into.that but but there could be potential.legal limitations you're gonna have then.a borough comments-section okay.this is often not filled in but the the.the the borough of Department of.Buildings that is issuing your.certificate of occupancy can list you.know comments here or anything that they.want to that they want to stay on your.certificate of occupancy but you'll.notice that that's usually left blank.now of course all these things we've.been discussing so far have been for a.new certificate of occupancy by today's.standards I've seen certificates of.occupancy that are very old that you.know have very little information on.them this this is a contemporary.certificate of occupancy in New York all.right then that's the basically the.first page of a certificate of occupancy.certificate of occupancy can be many.pages if it's a single-family house it.might be two pages if it's a high-rise.building in Manhattan you know it could.be many many pages of you know even up.to you know ten or more pages so after.the first page which is the general.information is the description of all.the uses and all the floors in the.building okay this is based off of a.document called the PW 1a or the.Schedule A this is done by an architect.okay so the certificate of occupancy.actually most the information comes from.the architect and this is reviewed by.the Department of Buildings but the.architect determines the VOC.in the wording that goes on but they can.get some assistance from the DOB when.they're in the application process okay.so you've got to be very careful about.wording if you are an architect when you.fill these out because I've seen some.horrendous certificates of occupancy.that are written so poorly it is really.hard to determine what they meant and.then you have kind of problems later on.if you're trying to do an alteration.I've had a bunch of clients you know we.do a lot of renovations in New York City.that have have had problems because.there's a security vacuum in sees just.written terribly and you know the.department abilities is giving them a.hard time and then they were they want.to kind of figure this out and you know.they want to do do a renovation but they.don't believe they did they need to get.a new certificate vagon see but it's.hard to tell because it's written so so.confusing or sometimes people are trying.to sell a property and the certificate.of occupancy is just written so badly.that it's hard to sell the property.because because of you know some some.confusion on what the legal use is so.when we write these we want to be very.careful the whole point is to be clear.and concise don't say anything you don't.need to say and and just make sure that.it clearly illustrates what what the.proposed use is for the building okay so.on the list of the building description.you're gonna have a chart this will.state the floors throughout the building.and all the spaces in the building okay.so you might have multiple different.types of uses on one floor so these.might be listed on multiple lines for.one floor okay.these could be individual floors or.floor ranges so if you're doing a.high-rise apartment building and you.know floors 10 through 20 are all the.same you don't have to list every floor.they can be just you know floors 10.through 20 right or if it's an office.building with a lot of reputation.repetition you can you know have.repetition ninja and just do a floor.range so that's the first column the.second column is the maximum number of.persons the building code will determine.how many people can occupy a space there.are their formulas for this so if you.have a theater with seating there's a.calculation of how many seats you can.legally.based on the square footage of the.theater okay.so that'll be listed on the certificate.of occupancy then the next column will.be the live load this is the structural.load designed for the building okay.without calculating the the actual.structure of the building so the live.load is the load of people it's the load.of furniture it's the load of things you.put into the building but it's not.actually the weight of the building.itself that's separate so if this is.very important because it's it's how.much weight the building is designed to.hold so if you're changing use okay the.live load might not be acceptable the.building occupancy group is the next.column all right so this is the.occupancy group for that specific use.not necessarily the whole building so.you could have a mixed-use building for.example if you have retail on the first.floor and you have residential above.you're gonna have different occupancy.groups for the building so these will be.listed by floor every floor is gonna.state what the occupancy group is if.it's a residential building the next.column would be dwelling or rooming.units this is gonna list the number of.apartments on that floor okay or the.number of rooming units so you know how.many hotel rooms or dorm rooms you have.the the next group is zoning use group.so the building occupancy group is based.on the building code and the zoning use.group is based on the zoning resolution.these are two completely different.things people often get mixed up between.building code and zoning code they're.they're completely isolated issues you.have to comply with both the zoning use.group will be a number assigned to every.type of use whether it's a an apartment.building or an office building or.medical offices or something they'll all.have different use groups and that'll.tell you what applicable zoning codes.and does the zoning allow that type of.use in this particular zoning district.okay that's the zoning use group after.the zoning use group there will be a.description of use this is really.important this is just a.written description that I mentioned the.architect fills out the schedule a and.this is just a brief and concise written.description of the use of the building.so if you're building a single-family.house you might say you know on the.first floor half of single-family home.you know and on the second floor half of.single-family home something very clear.and concise if you have a duplex.apartment you might say you know half of.one dwelling unit in conjunction with a.dwelling unit on the you know fourth.floor or something you know whatever.whatever the case is okay so this should.be clear and concise and sometimes you.know I've seen some some certificate of.occupancy that were a real mess real.difficult to to understand so this is.really important so and that's what you.just read through and you can figure out.what the legal use of your property is.and and if you want to make changes if.you want you know to change the.certificate occupancy you can but this.is this is a major process and when you.change the certificate of occupancy.later you may have be surprised on all.the upgrades required because different.you know as we mentioned different.zoning use groups they've been building.occupancy groups different multiple.dwelling law classifications all have.different requirements so your building.might not be okay the way it is to.change it later you might have to do a.lot of major alterations then the final.section is what I just refer to as an.additional information section this is.just any information that doesn't have a.section we'll go here okay so if the.property has an easement which is the.legal right of one person to use another.property that's one example of what.might be in the additional information.section a lot of other things there's a.lot of Department of Finance paperwork.that has to be done when you're building.a new building for example.zoning exhibits have to be filed so the.the the CR FN numbers can be listed in.this section which are the numbers.issued by the Department of Finance for.each document number okay you know there.could be any kind of special notes on.the prop.anything anything that doesn't have.another place that that needs to be.listed in order to really explain the.property any kind of reference to legal.documents filed on the property that.need to be referenced you know will be.in the in the in that section this is.all based on a modern certificate of.occupancy in New York different cities.will have different formats older.students of occupancy in New York may.also have different formats leave.comments below hit subscribe hit the.like button thank you for listening.

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