One of the first questions owners ask about a renovation in New York City is whether it needs a permit from the Department of Buildings (DOB). The answer depends on what the work changes. This article explains the general rules, who files, and how permits relate to your co-op or condo board. Every project is different, so your architect or engineer makes the final call for your scope.
Work that usually needs a permit
- Plumbing changes, such as moving a sink, toilet or shower, adding a bathroom, or new gas piping. Plumbing work is filed by a licensed master plumber.
- Electrical work, such as new circuits, rewiring or a service upgrade. Electrical work is filed by a licensed electrician.
- Removing or adding walls, especially where structure, exits or fire separation are involved.
- Changes to layout that affect egress, light and air in rooms, or the use of a space.
- Structural work of any kind.
Larger renovations are typically filed by a registered architect or professional engineer, who prepares the drawings and submits them to the DOB.
Work that often does not
Cosmetic work and ordinary repairs, such as painting, refinishing floors, replacing cabinets in the same location, or swapping a fixture for a similar one on the same connection, generally do not need a DOB permit. Even then, your building may still require an alteration agreement and insurance from your contractor.
Why the board asks either way
Co-op and condo boards usually require their own review of any renovation, permit or not. For permitted work, they typically want to see the filed drawings, the permit itself and, at the end, proof that the work was signed off. Some boards also require their own architect or engineer to review the plans. Our guide to the board package lists what boards commonly ask for.
Asbestos and older buildings
Before the DOB issues many permits for work in older buildings, an asbestos assessment is required to confirm that materials being disturbed are safe, or to plan their removal. In buildings built before 1978, lead-safe work practices also apply when painted surfaces are disturbed. These steps add time at the start of a project, so they should be in the schedule.
Landmarked buildings
If your building is in a historic district or is an individual landmark, work that needs a DOB permit is also reviewed by the Landmarks Preservation Commission, even when it is entirely inside the apartment. Neighborhoods such as Brooklyn Heights, Greenwich Village and parts of the Upper East and Upper West Sides have many landmarked buildings. See how we work in Brooklyn Heights and Greenwich Village.
Why permits matter
Unpermitted work can cause problems with the board, with insurance after a leak or fire, and when the apartment is sold, since buyers' attorneys and boards look for open or missing permits. Doing it properly at the start is far easier than legalizing work later.
How we handle it
Gurri Remodel is a licensed NYC remodeling contractor that has renovated apartments since 1997. We work with your architect or engineer on filings, use licensed trades for plumbing and electrical work, and coordinate inspections and sign-offs with the building. Read our apartment renovation planning guide, see our process, or contact us.