- ALT2 = a non-structural alteration filing with the NYC DOB (vs. ALT1, which covers major structural work)
- ALT2 violations arise when filings are incomplete, expired, or work was done without approval
- These violations surface during title searches and lender due diligence, often derailing deals
- Impacts include: delayed closings, buyer renegotiation, lender refusal, and title issues
- Resolution requires filing a superseding application or completing the existing filing, obtaining sign-offs, and filing a Certificate of Correction
What Is an ALT2 Filing?
Under the NYC Building Code, alterations are categorized by scope. An ALT1 covers major alterations that change use, egress, or occupancy. An ALT2 covers non-structural alterations — work like interior renovations, new partitions, HVAC changes, plumbing modifications, or window replacements that don’t affect a building’s primary structure or fundamentally change its use classification.
ALT2 filings are common in residential and commercial buildings undergoing renovation. The filing must be completed, all required inspections passed, and the job closed out with DOB before the record is considered resolved. When that process stalls — or the work was done without filing at all — violations accumulate and remain open on the building’s DOB record indefinitely.
What Causes ALT2 Violations
| Cause | Example | Resolution |
|---|---|---|
| Filing never closed out | Contractor finished work but never requested final DOB inspection | Schedule inspection; obtain sign-off; close job in DOB NOW |
| Expired permit | Permit pulled but work stalled; permit lapsed after 12 months without renewal | Renew permit or file superseding application; complete work; close job |
| Work not per approved plans | Renovations deviated from approved drawings during construction | File amended plans; get plan approval and inspection; close job |
| Work done without filing | Prior owner renovated kitchen/bath without any ALT2 application | File after-the-fact ALT2; legalize work or restore prior condition; close job |
| Outstanding objections | DOB plan examiner issued objections that were never responded to | Address objections; resubmit amended plans; obtain approval |
Impact on Real Estate Transactions
| Stakeholder | How ALT2 Violations Affect Them |
|---|---|
| Seller | Violations discovered late in due diligence; pressure to reduce price or cure violations before closing; risk of deal falling through |
| Buyer | May inherit violations if not addressed in contract; potential liability for fines and remediation costs after purchase |
| Lender | May refuse to fund if open violations exceed a threshold; may require escrow holdback for violation resolution before releasing funds |
| Title Company | Cannot issue clear title policy; may require violations be cured or escrowed before issuing coverage |
| Real Estate Attorney | Must negotiate contract language around violations; may need to delay closing or structure escrow arrangement |
Steps to Resolve an ALT2 Violation or Open Filing
| Step | Action |
|---|---|
| 1 | Pull the full job record on DOB NOW to understand the status of all open filings, outstanding objections, and any associated violations |
| 2 | Engage a licensed architect or expediter to assess the filing and determine the fastest resolution path |
| 3 | File a superseding application (if needed) or address outstanding objections on the existing filing |
| 4 | Obtain required sign-offs and complete any outstanding inspections |
| 5 | Close the job in DOB NOW — job status should update to “Completed” or “Signed Off” |
| 6 | File Certificate of Correction for any associated violations; appear at OATH if required |
Frequently Asked Questions
What is an ALT2 filing in NYC?
An ALT2 is a DOB filing for a non-structural alteration to an existing building — work that does not affect the primary load-bearing structure or change occupancy classification. Common examples include interior partition changes, bathroom or kitchen renovations, HVAC or mechanical upgrades, and window replacements. An ALT2 requires a permit before work begins, and the filing must be closed out after final inspection.
How do ALT2 violations affect property sales?
Unresolved ALT2 filings and associated violations show up in title searches and DOB NOW records, alerting buyers, their attorneys, and lenders to potential problems. Lenders may refuse to fund a loan or require the violations be remediated in escrow. Buyers may renegotiate the price or walk away. Even if a transaction closes over unresolved violations, the new owner inherits the responsibility — and the liability.
How do I resolve an open ALT2 filing?
Resolution typically involves engaging a licensed architect to review the existing filing, address any outstanding plan examination objections, obtain necessary inspections and sign-offs, and close the job in DOB NOW. If the original filing is too outdated or deficient to close, a superseding application may be needed. Any associated violations also require a Certificate of Correction once the underlying condition is remedied.
How long does ALT2 resolution take?
Simple cases where the work was completed and only a final inspection is missing can sometimes be resolved in 2–4 weeks. More complex situations involving outstanding objections, expired permits, or after-the-fact legalization typically take 1–4 months depending on DOB workload, plan review timelines, and inspection availability. Engaging an experienced expediter significantly reduces processing time by avoiding common submission errors.
Open ALT2 filings or violations threatening your closing timeline? All Boro Expediter specializes in resolving open DOB filings and violations quickly, with full coordination across plan filing, inspections, and OATH. Contact us to get started.
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