NYC DOB Filing Explained for Apartment Renovations: ALT-2, Electrical Permits, and Wet-Over-Dry Rules

Congrats on your decision to renovate your NYC apartment! (This is a big step) There is a lot to do (picking finishes, demolition), but first, you’ll need to do a step that a lot of homeowners don’t like at all: filing with the Department of Buildings (DOB). Luckily, understanding ALT-2s, electrical permits, and wet-over-dry rules doesn’t require a law degree. Let’s break down these requirements so you can renovate confidently and legally.

Understanding ALT-2 Filings.

An ALT-2 is what we like to think of as your renovation’s passport through NYC’s regulatory system. This filing is required for any alteration that doesn’t change your apartment’s use or egress but involves structural work, plumbing modifications, or significant electrical upgrades.

When you’ll need an ALT-2:

• Removing or adding walls (even non-load-bearing ones)
• Relocating kitchens or bathrooms
• Installing new HVAC systems
• Major electrical panel upgrades

Costs for ALT-2s generally range from $2,000 to $5,000 for professional services, plus DOB fees based on your project’s scope. An architect or expediter gathers the drawings and submits them, and even shepherds your application through the review process, which can take anywhere from 4 to 12 weeks.

Electrical Permits

Electricity powers your Netflix binges and coffee maker, so it’s no surprise that New York City takes electrical work seriously.

What Requires a Permit

Any work beyond replacing a switch needs an electrical permit filed by a licensed electrician. This includes adding outlets, upgrading your electrical panel, installing new lighting circuits, or rewiring parts of your apartment.

Budget breakdown:

• Permit filing: $200-$500
• Licensed electrician fees: $100-$150 per hour
• Panel upgrade: $2,000-$4,000

Your electrician will file the permit, complete the work, and schedule a DOB inspection. Only after the inspector signs off can you legally close up those walls. Skip this step, and you risk fines, insurance complications, and headaches during future sales.

The Infamous Wet-Over-Dry Rules

Here’s where NYC gets particularly picky. The “wet-over-dry” rule exists because your neighbor downstairs doesn’t want your bathtub crashing through their ceiling—reasonable, right?

The Core Principle

You cannot relocate plumbing fixtures (sinks, toilets, showers) over spaces designated as “dry” in the apartment below without proper waterproofing and structural analysis. If there’s a bedroom beneath your proposed bathroom location, you’ll need enhanced waterproofing membranes, potentially structural reinforcement, and explicit approval from the DOB.

Essential considerations:

• Waterproofing membrane installation: $1,500-$3,000
• Structural engineer consultation: $1,000-$2,500
• Additional DOB review time: 2-4 weeks

Some buildings have “stack” layouts where bathrooms align vertically, making renovations simpler. Others require creative engineering solutions—or abandoning that relocated powder room idea altogether.

Why Proper Filing Matters

Beyond avoiding $5,000+ fines, proper DOB filings protect your investment. When you sell, buyers’ attorneys scrutinize permits. Unpermitted work can torpedo deals, force expensive corrections, or tank your apartment’s value. Consider permits as insurance for your renovation and future sale.

Conclusion: Navigate with Confidence

NYC’s DOB requirements might seem daunting, but they ensure your renovation is safe, compliant, and sellable. Partner with experienced professionals who understand the system inside and out.

Planning your apartment renovation? Zicklin Contracting specializes in navigating NYC’s complex permitting landscape while delivering stunning results. Our team handles everything from DOB filings to final inspections, so you can focus on the fun stuff—like choosing hardware. Let’s bring your vision to life, the legal way. Contact us today for a consultation and see why NYC homeowners trust us with their most important projects.