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There is no definition in the New York City Building Code for the term “sign off”. The term is colloquial and signifies a form of closure. Due to its common usage, confusion about its real meaning is frequent. A signed off construction project is one that is administratively and physically finalized.
Signed off applications are documented with Letters of Completion (LOC), which act like clean bills of health from the New York City Department of Buildings (DOB). |
Building owners, property managers as well as architects and engineers can rely on the LOC, which is a simple three sentence letter stating definitively that “…the work related to the…application is completed…”. According to the DOB, an application is signed off when an LOC has been issued. Any application that does not have an LOC is considered “open” or “unresolved”. P. Wolfe Consultants (PWC) specializes in LOC services and can demystify the sign off process for those seeking project closures.
PWC often finds that issues arise when applications expire at the DOB. Even when projects are filed properly and applications are issued construction work permits, the work can become invalidated if sign offs are not issued. Open applications can linger and become the cause of “work-without-a-permit” violations with severe monetary fines. Unresolved applications can also prolong the potential sale of a property and in some cases, cause decreases in a property’s valuation. Some buyers will not purchase buildings with excessive open applications; other buyers will request price decreases to accommodate the future costs of sign offs.
For projects that do not involve changes to a building’s Certificate of Occupancy, the process to obtain an LOC is relatively straightforward and can usually be achieved via inspection of the property by a licensed architect or engineer. In other instances, a DOB or FDNY inspection is required. These inspections should occur once the construction is complete, but before furniture and occupants are moved into a space. It can be challenging and time consuming to sign off a project once contractors are no longer available to resolve issues that may arise.
The most important projects that should be signed off are those involving changes to a building’s sprinkler or fire alarm system. Since those systems are responsible for the health and safety of a building’s occupants in the event of an emergency, the City of New York has a plan under review which would reprimand building owners with unresolved sprinkler and fire alarm applications. To avoid penalties and fines, all applications should be signed off.
Similar to an annual “check-up” with your doctor, all properties should be reviewed for administrative health every year. Simple and inexpensive preventative administrative maintenance can save thousands of dollars and years of frustration. P. Wolfe Consultants can research and prepare a report for any building in as little as twenty four (24) hours to identify all “open” applications. Armed with this information from P. Wolfe Consultants, building managers, owners and developers can usually sign off applications with minimal effort.
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Contact Us with your question or for a free estimate on your project. |
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