CODE works hand-in-hand with developers, owners, and architects to advise on zoning and building code regulations. The addition of a penthouse, conversion or a manufacturing building to residential, or ground up construction is analyzed for compliance with all city regulations. This can be an independent process used when evaluating properties, or be incorporated into the filing process.
NYC Building Codes prior to 1968
This Building Code’s regulations govern all construction built prior to 1968, which means many of the buildings in NYC. Primarily regulating commercial use, it was augmented by the Multiple Dwelling Law for residential use.
Minor modifications to buildings constructed prior to 1968 will follow this code, however, all trades (mechanical, plumbing, sprinkler, standpipe, fire alarm, boiler, electric, etc) must follow the 2008 building code, regardless of the year of the building’s construction.
NYC Building Codes 1968
This Building Code’s regulations govern all buildings constructed between 1968 and 2008. This code greatly progressed the regulations of the city as it grew and expanded the regulations to include residential use.
Minor modifications to buildings constructed between 1968 and 2008 will follow this code, however all trades (mechanical, plumbing, sprinkler, standpipe, fire alarm, boiler, electric, etc) must follow the 2008 building code, regardless of the year of the building’s construction.
NYC Building Codes 2008
This Building Code’s regulations govern all new and major rehabilitation work begun after June of 2008. It is the based on the International Building Code (IBC) with modifications for the unique NYC environment.
The adoption of the code brought NYC more in line with the codes used in other states and countries, removing some of the mystery to architects and engineers not based in NYC.
Handicapped Compliance Codes
In 1986, the first regulations regarding accessibility were introduced, and have been continually evolving ever since. The basic premises of all the codes remains that if you alter it, it must be brought up to the applicable compliance, but if left untouched, a non-compliance may remain. All buildings and structures with the exception of one or two family homes, must comply. Additionally, there are exemptions for certain uses and spaces within a building such as a mechanical room, a guard tower and other areas and uses where accessibility cannot be provided, or there would be no gain by providing accessibility.
The layers of the accessibility regulations can be daunting and which applies may depend on the age of the structure, the use, and the proposed modifications. Code is well versed in each of these regulations and is knowledgeable in their application in specific situations.
NYC Energy Conservation Code
The NYC Energy Code was adopted in 2010 and updated in 2016. It’s based on NYS Energy Code, which applies to any mechanical, lighting, or envelope work to the building. Exempt structures include those that are not climate controlled, those that do not use fossil fuels, and structures that are on the State or National Register of Historic Places. CODE LLC can research a property and determine if it is exempt from energy code compliance.
Different regulations apply to residential and commercial structures, and residential over 3 stories is considered a commercial structure for compliance. There are several methods to provide proof of compliance, including ComCheck/ResCheck software and tabular compliance.
MDL (Multiple Dwelling)
The Multiple Dwelling Law (MDL) was enacted in 1929 to provide regulations for housing and improve living conditions. These regulations are still enforced today, and pertain more to the living conditions within dwellings, than to the actual construction of the buildings.
The most widely known section of the MDL is Article 7B, also known as the section 277, which establishes loft dwellings, and joint living working quarters for artists. This section allowed for the revitalization of abandoned commercial and manufacturing buildings that were obsolete into residential dwellings, transforming desolate sections of the city into viable housing.
The Fire Code was updated in 2008 and is in effect for all proposed work in buildings, regardless of the scope of the work or Building Code applicable to the structure. Primarily geared to hazardous materials and uses within buildings, it can also affect the placement of the gas grill on the roof, or accessibility for emergency personnel.
CODE incorporates the regulations of the Fire Code into each drawing review to assure that the final design will comply with all regulations.