New York's Cooperative and Condominium Community
Frank Lovece in Co-op/Condo Buyers
That might sound like a presidential order from a spy movie, but Directive 14, created by the Department of Buildings in 1975, is a way of obtaining a C of O revision without going through the entire C of O rigmarole. For projects not involving a change or use or occupancy, you can forego having a DOB inspector come in, and instead have the licensed architect or engineer of record simply certify that the work has all been done to code.
The DOB devised the directive at a time when 40,000 applications for C of O revisions were streaming in annually. Allowing architects and engineers to essentially self-certify — with stringent penalties for those abusing the directive — helped unplug the near-impossible backlog.
"Directive 14 is an option any permit applicant has to let the engineer or architect certify a project, so that you don't have to be physically inspected by the Department of Buildings," explains Sam Pruyn, who with his stepbrother Matthew Calvo runs the Sunnyside, Queens-based consultancy and expediting firm Building Brothers, Inc.
The way it works, says Pruyn (pronounced "prine") is that the architect or engineer "identifies at the beginning of the application process which items that the DOB requires certification for, and which items [the architect or engineer] is assuming that responsibility for. At the end of the project, [the architect or engineer] submits a follow-up form stating they have reviewed the project after it has been completed, and that all the items they were going to certify has been done up to DOB requirements."
C of O revisions "aren't really about structural changes," Pruyn notes, "but about use of the building or apartment. If a room on the first floor, let's say, is classified as storage and was turned into an apartment, that's a C of O issue. It doesn't mean there were structural changes. It just means a portion of the building that was listed as unoccupied is now occupied." Likewise, "Removing a kitchen from a combined apartment would be a C of O issue, but isn't necessarily a structural issue."
Since boards aren't always aware of Directive 14, it's up to the co-op shareholder or condo unit-owner to explain that this is a valid DOB alternative to having a city inspector physically come in for a formal inspection.
Engage, enrage, ask questions and give answers with your community of board members. Submit your questions and comments here!
Co-op and condo board business broken down into bite-sized bits - 2 stories each week. Read now on all digital devices.
Learn all the basics of NYC co-op and condo management, with straight talk from heavy hitters in the field of co-op or condo apartments
Professionals in some of the key fields of co-op and condo board governance and building management answer common questions in their areas of expertise
Got elected? Are you on your co-op/condo board?
Then don’t miss a beat! Stories you can use to make your building better, keep it out of trouble, save money, enhance market value, and make your board life a whole lot easier!