DOB NOW vs. BIS: Understanding NYC’s Two DOB Systems

If we work with New York City properties long enough, we inevitably run into the same question: DOB NOW vs. BIS – which one do we actually use?

The NYC Department of Buildings (DOB) now runs two parallel online systems:

• DOB NOW – the newer, transaction-focused portal
• BIS (Building Information System) – the legacy database that still holds a huge amount of history

Because the DOB has been slowly migrating data and processes from BIS to DOB NOW, we’re in an awkward in‑between stage where neither system is truly complete on its own. If we’re an owner, architect, engineer, expeditor, or buyer doing due diligence, understanding how these systems overlap (and where they don’t) is crucial.

In this guide, we’ll break down what each system does, when to use DOB NOW vs. BIS, and how to search both effectively so we don’t miss key permits, violations, or applications.

What Are DOB NOW and BIS?

At a high level, both platforms give us access to information about NYC buildings and DOB records, but they were built at very different times for different purposes.

BIS (Building Information System)

BIS is the older, mainframe‑era system that the DOB has used for decades. Most long‑time professionals in NYC real estate started with BIS and still rely on it for:

• Property profiles (basic building data, occupancy, zoning info)
• Older job filings and permits
• ECB/OATH violations and DOB violations
• Complaints and inspections
• Enforcement actions

BIS looks dated because it is. But it’s still the most complete historical database the DOB has.

DOB NOW

DOB NOW is the newer, web‑based portal created to modernize permitting and compliance. It’s designed for:

• Online filing and management of new jobs and permits
• Online payments and scheduling (e.g., inspections)
• Seeing recent applications and approvals
• Certain record searches that relate to new‑era filings

We can think of it this way:

• BIS = historical record and legacy data
• DOB NOW = current and future transactions and filings

The catch is that the transition is still ongoing, so depending on the record type and the year, it might live in DOB NOW, BIS, or both.

Key Similarities and Differences at a Glance

To make sense of DOB NOW vs. BIS, it helps to lay out where they overlap and where they don’t.

Similarities

Both systems let us:

• Look up NYC properties by address or Borough‑Block‑Lot (BBL)
• See permits, jobs, violations, and complaints (though not always the same sets)
• Check the status of construction and alteration work
• Review enforcement actions that may affect a property

Key Differences

• Age of data
• BIS contains decades of historical data.
• DOB NOW is strongest for recent and current filings, especially from around 2017–2018 onward (depending on module).
• Purpose
• BIS is primarily a view‑only database for most users.
• DOB NOW is an interactive portal where professionals file applications, upload plans, pay fees, and schedule inspections.
• Coverage by record type (approximate, since DOB keeps expanding modules):
• DOB NOW handles most new filings for:
• Jobs and permits (Jobs, Build, Safety, Licensing modules, etc.)
• Boiler, elevator, and certain façade filings
• License applications and renewals for design and construction professionals
• BIS still dominates for:
• Older jobs and permits
• Longstanding violations and complaints
• Legacy enforcement data and historical COs (certificates of occupancy)
• Interface and usability
• DOB NOW has a more modern, form‑driven interface and an online account system.
• BIS is text‑heavy, compact, and less intuitive, but once we learn the layout, it’s fast for research.

For day‑to‑day due diligence, we almost always need to check both. One system fills the gaps of the other.

When To Use DOB NOW vs. BIS

Because NYC is in the middle of its digital transition, the most effective strategy isn’t to choose DOB NOW or BIS. It’s to know which system is likely to answer which question first, then cross‑check.

We typically start with DOB NOW when:

• We’re checking the status of a newly filed job, alteration, or permit.
• We‘re tracking a recent inspection, sign‑off, or objection response.
• We want to see who filed (applicant, owner, contractor) on a current application.
• We‘re reviewing recent boiler, elevator, or façade filings that we know were submitted online.
• We‘re a licensed professional or contractor managing our active portfolio of jobs.

We typically start with BIS when:

• We’re doing full building due diligence, especially for an acquisition or financing.
• We need to see older permits, jobs, or CO history.
• We‘re reviewing violations and complaints over a long historical period.
• We want a quick property snapshot (occupancy, zoning, landmark status, special restrictions).
• We suspect there are open violations or legacy issues still unresolved.

Practical rule of thumb

If the work or event is pre‑2018, we assume BIS is the primary source. The newer the filing, the more likely it’s in DOB NOW first. But for anything important, financing, closing, major renovation, we don’t rely on either system alone: we pull both.

How To Look Up Records In DOB NOW

DOB NOW’s search tools are spread across its public portal and the logged‑in interface. For basic research, we usually just need the public side.

Public Portal Basics

To get started, we go to the DOB NOW Public Portal from the NYC DOB website. From there, we can access different modules (Build, Safety, Licensing, etc.), each with its own search.

Most of the time, we’re using the DOB NOW: Build and DOB NOW: Safety search screens, which allow public queries without logging in. The interface is more form‑like than BIS, so it may take a little trial and error to find the right combination of fields.

Searching By Address, BIN, Or Job Number

The three most reliable ways to find a record in DOB NOW are:

• Address – Enter the house number and street, plus borough. Be careful with abbreviations (ST vs. STREET, AVE vs. AVENUE): the system prefers standardized USPS‑style names.
• BIN (Building Identification Number) – This is often the cleanest way to find a single structure, especially if there are multiple buildings on one lot.
• Job or Application Number – If we have a job number from a filing, it should pull up the precise application, even if the address is slightly off.

If our first search fails, we tweak the address spelling, try leaving off directional suffixes (WEST, EAST, etc.), or switch to BIN if we have it from BIS or a public record.

Understanding DOB NOW Search Results

Once we get results, DOB NOW usually shows us a list of applications tied to that property. For each line item, we’ll see:

• Application/job number
• Type of filing (Alteration, New Building, Boiler, Elevator, Façade, etc.)
• Status (Filed, Approved, Permit issued, Completed, Withdrawn, etc.)
• Applicant/owner/contractor information (varies by module)

We click into a record to see more detail:

• Scope of work – What exactly is being built, altered, or repaired.
• Key dates – Filing, approvals, permits, inspections, sign‑offs.
• Documents – Public documents, where available, such as job filings, letters, or certain drawings.

The most important thing is to recognize that DOB NOW doesn’t always show the full history. If we’re only seeing a few recent filings, that doesn’t mean the building has no older jobs or violations, it usually just means the rest lives in BIS.

Often, we’ll copy the BIN, BBL, or job number from DOB NOW and flip over to BIS to complete the picture.

How To Look Up Records In BIS

BIS is the workhorse for NYC building research. Once we’re used to the layout, we can move quickly.

Accessing The BIS Property Profile

We start at the DOB BIS “Building Information Search” page. From there, we can search by:

• Address (house number + street + borough)
• Block and Lot (BBL)
• BIN (Building Identification Number)

The search returns a Property Profile page, which serves as a hub for the building. On that page, we’ll typically see:

• Basic property data (block/lot, BIN, community district, occupancy class)
• Zoning and landmark flags
• Lists of jobs filed, permits, violations, complaints, and inspections with links to detail pages

This is where BIS still shines: in one place, we get a big‑picture snapshot of regulatory activity for the building.

Reading Permits, Violations, And Complaints In BIS

From the Property Profile, we click into the sections we care about:

• Jobs/Filings – Shows a table of historical applications with job numbers, types, statuses, and important dates.
• Permits – Lets us confirm whether a particular type of work actually had a permit and if that permit was signed off.
• Violations – Includes DOB violations and often cross‑references ECB/OATH cases. We can see whether violations are open, dismissed, or resolved.
• Complaints – Gives insight into recurring issues (illegal work, unsafe conditions, noise, etc.) that may not appear in formal violations.

A practical workflow we use:

1. Scan jobs and permits to understand what major work has occurred (new building, major alterations, changes in use).
2. Review violations to see what problems the DOB has flagged and whether they’re still open.
3. Check complaints to understand patterns, especially important in multifamily or mixed‑use buildings.

Cross‑Checking DOB NOW And BIS For A Complete Picture

We rarely stop at one system. For anything meaningful, purchases, refinancing, large renovation planning, we cross‑check BIS and DOB NOW:

• Take the BIN, job numbers, or addresses we find in BIS and search them in DOB NOW to see if there are newer related filings.
• Take DOB NOW applications and confirm in BIS whether corresponding violations, inspections, or older related jobs exist.
• Compare violation status: sometimes a violation or enforcement action appears in one system first and syncs later to the other.

Because NYC’s data migration is ongoing, this cross‑check is how we protect ourselves from missing a critical open violation or an unpermitted alteration that could derail a deal.

Navigating The Transition From BIS To DOB NOW

The reason DOB NOW vs. BIS can feel confusing is simple: we’re in the middle of a long, staged transition. The DOB hasn’t flipped a single switch: it’s been moving modules and filing types over piece by piece.

Transition Timeline And What Still Lives In BIS

DOB began rolling out DOB NOW modules years ago (initially for select filings), then expanded to cover more and more job types, inspections, and licenses. As of now, we can assume:

• Most new applications and permits are initiated in DOB NOW.
• Legacy and pre‑transition records are still mostly in BIS.
• Some record types are partially mirrored, while others are still BIS‑only.

Key point: BIS isn’t gone. It’s still actively maintained as the primary system for historical data and many enforcement records.

How Professionals, Owners, And Buyers Should Adapt

Given this hybrid environment, our best approach is to:

• Treat DOB NOW as the “front office” for new or active work, especially if we’re filing or managing jobs.
• Treat BIS as the “archives and enforcement” layer, crucial for comprehensive due diligence.
• Build internal checklists that explicitly say: “Check BOTH BIS and DOB NOW, every time”, for any serious decision about a property.
• Stay current with DOB’s announcements, new modules roll out, and certain filings may become DOB NOW‑only with time.

Professionals who learn to navigate both systems fluently end up with a competitive edge: we spot risks others miss and can explain to clients why a missing record in one place doesn’t mean it doesn’t exist.

Common Issues, Missing Records, And Practical Tips

Because DOB NOW and BIS don’t always mirror each other perfectly, we run into predictable problems.

Troubleshooting Incomplete Or Conflicting Data

Some issues we see regularly:

• Recent work shows up in DOB NOW but not in BIS yet.
• We confirm by checking multiple DOB NOW modules and using the job number directly.
• An old violation or job exists in BIS but appears “invisible” in DOB NOW.
• We treat BIS as authoritative for anything pre‑transition and rely on it for enforcement history.
• Addresses don’t match perfectly between systems.
• We cross‑reference BIN and BBL instead of relying solely on street address spelling.
• Multiple buildings on one lot create confusion.
• We use BINs to distinguish each structure and check that we’re not mixing records.

If something looks off, like a major alteration with no visible permits, or a building with obvious work but no history, we assume it’s a search problem, not a data absence, and we start cross‑checking IDs (BIN, BBL, job numbers) across both platforms.

When To Contact The Department Of Buildings Or A Professional

There are times when using DOB NOW vs. BIS isn’t enough and we should escalate:

• A record that should exist clearly doesn’t show in either system.
• Violation status is unclear or contradictory between DOB NOW and BIS, and it matters for a closing or financing.
• There’s evidence of substantial unpermitted work that could trigger enforcement or legalization requirements.
• We’re uncertain whether a building’s use and occupancy match what’s legally allowed.

In those cases, we either:

• Contact DOB directly (through 311, borough office contacts, or official email channels) for clarification or record corrections, and/or
• Engage a design professional, code consultant, or expeditor who lives in these systems daily and knows how to interpret gray areas.

This is especially important for larger acquisitions, complex mixed‑use projects, or buildings with a long history of alterations. A small apparent discrepancy in DOB NOW or BIS can translate into costly delays or mandated corrective work if we only discover it after we commit.

Conclusion

DOB NOW vs. BIS isn’t really an either‑or choice. In today’s NYC environment, we need both if we want an accurate picture of a building.

• DOB NOW is where new work is filed, tracked, and approved.
• BIS is still the backbone for historical data, violations, and property snapshots.

When we know where each system is strong and where it’s incomplete, we can move through them quickly, cross‑check records, and avoid nasty surprises, like undisclosed violations, missing sign‑offs, or unpermitted alterations.

As the DOB continues to migrate more functions into DOB NOW, BIS will matter less for day‑to‑day filings but will remain essential for history. Until the transition is truly complete (and realistically, even after), the safest strategy is simple:

1. Search DOB NOW.
2. Search BIS.
3. Compare, question gaps, and escalate when something doesn’t add up.

If we build those habits into our workflows now, we’ll be in a much better position to navigate NYC’s evolving DOB landscape, and we’ll give our clients, partners, and lenders the confidence that we’re seeing the real, complete story behind every property.

DOB NOW vs. BIS – Frequently Asked Questions

What is the main difference between DOB NOW and BIS?

BIS is the legacy Building Information System that houses decades of historical data, including old permits, violations, complaints, and COs. DOB NOW is the newer, web-based portal used primarily for current and future filings, online applications, payments, and inspections. For due diligence, both systems must be checked.

When should I use DOB NOW vs. BIS for NYC building research?

Use DOB NOW when you’re tracking recent filings, permits, inspections, or actively managing jobs. Use BIS when you need full property due diligence, older permits, long-term violation history, and quick snapshots of zoning, occupancy, and enforcement. For acquisitions or financing, always cross-check both systems.

How do I look up a property in DOB NOW and BIS?

In DOB NOW, search primarily using address, BIN, or job number through the Public Portal (Build or Safety modules). In BIS, start at the Building Information Search page and use address, BBL, or BIN to access the Property Profile, then drill into jobs, permits, violations, and complaints.

Why are some records in DOB NOW but not in BIS (or vice versa)?

NYC DOB is still migrating data from BIS to DOB NOW, so the two systems don’t perfectly mirror each other. Newer filings may appear in DOB NOW first, while older jobs and long-standing violations may remain BIS-only or update later. That’s why cross-checking both platforms is essential.

Is BIS going away now that DOB NOW exists?

BIS is not going away in the near term. While most new applications, permits, and many licenses are being filed in DOB NOW, BIS remains the primary repository for historical records and many enforcement actions. For the foreseeable future, professionals must use both for complete property research.

How accurate is DOB NOW vs. BIS for checking open violations before a closing?

Neither system alone is fully reliable for high-stakes decisions like closings. BIS is usually more complete for older and enforcement-related violations, while recent issues may surface first in DOB NOW. The best practice is to search both, compare violation status, and consult DOB or a code professional if anything is unclear.