Do I Really Need a Permit for That?

Renovating in New York city can be a thrilling adventure, but it doesn’t come without its fair share of red tape. Whether you're turning a cramped apartment into a cozy sanctuary or giving your brownstone a modern facelift, brace yourself for the permitting process. It's a bit of a maze out there with different permit types, rules and regulations. But it's all crucial to ensure your project is up to code and safe for everyone involved. And always remember, you can contact us for any questions or concerns you might have.

Typically, your contractor will be the one filing the renovation permits at the Department of Buildings (DOB). They're the ones with the expertise and knowledge of the specific requirements and procedures involved. Just make sure your contractor is licensed by the Department of Consumer Affairs (DCA) for home improvements. Don’t take the licensing part lightly, or it will come back and bite you in the butt for not hiring someone certified. Before you dive headfirst into your project, consider these few tips to get you started on the right foot:

• Start Early - The permitting process can be a bit of a time suck. Give yourself plenty of time for reviewing plans and dealing with any unexpected hiccups.
• Get the Right Help - Consider hiring a licensed architect. In New York, a licensed interior designer (Hello! ✋) can also be involved in filing for certain permits when renovations don't involve structural changes. We can ensure your plans are up to code and beautifully designed.
• Budget for Permits - Permit fees can add up, so make sure to factor them into your renovation budget. They can range from a few hundred to several thousand dollars.
• Stay Responsive - Timely responses to requests for information or corrections can speed up the process. Stay organized and don’t go M.I.A.!
• Consider a Permit Expediter - If it all feels overwhelming, consider hiring a permit expediter. These pros can help streamline the process and make sure all your ducks are in a row.

Before you strap on your hard hat, make sure your contractor checks if your property has any existing ECB violations (Environmental Control Board), such as building code (structural, electrical, and plumbing) or health and safety disruptions (pest control and sanitation). Addressing these is a must for obtaining permits.

Certain remodels, like combining apartments or gut renovations, have their own unique requirements. Lighter makeovers might slide by with fewer paperwork hassles. Here’s your cheat sheet on the permits you might need:

• Work Permit - Allows you to legally proceed with your renovation, issued for specific types of work within a building. It is sometimes required as a subset, and final approval is confirmed once all necessary permits are obtained.
• Building Permit - Required for major structural work, for example apartment combinations. It covers various types of permits and ensures that the proposed work complies with the NYC Building Code and Zoning Resolution. There are different alteration types for interiors (Alt 1, 2 or 3).

Other important types of permits you might need: Electrical Permit, Plumbing Permit, Mechanical Permit, Gas Line Permit, Roof Work Permit for terrasses, Fire Department Approval, etc. If you're adding a new bathroom, you'll need a Department of Environmental Protection (DEP) Approval. Important note, ventless gas fireplaces are a no go in NYC. However, you can cozy up with an electrical fireplace if your building management approves. We'll talk more about that in another post!

The big question remains: Does your project require a permit?

In most cases, yes. Most construction in New York City requires approval and permits from the DOB. However, some minor alterations may be done without. Check out NYC Administrative Code §28-105.4.5 for a detailed list on exempt permit work. Your licensed professional will be able to help with that. Some examples:

• Ordinary everyday repairs, like replacing an exposed piping under the sink.
• Emergency work, like gas leaks. But the contractor needs to file an Emergency Work Notification within 2 days (Section 28-105.4.1).
• Service Equipment, like some mechanical work within your own apartment only (Table 2 of 1 RCNY 101-14).
• Plumbing Fixture Replacement, but you do need a licensed Master Plumber to do the work (Section 28-105.4.4).
• Installing new kitchen cabinets or closets.
• Aesthetic work, like painting and plastering.
• Resurfacing floors or adding new floor on top of the existing ones (common work in New York). If you replace it completely, then you need an approval.
• Removing an existing non-fire-rated and non-load-bearing wall to increase the area and open the space up. However, it is limited to < 50% of the wall surface or 45 sqft in area (1 RCNY 101-14 for more details and exceptions).

Feeling overwhelmed yet? We're just scratching the surface. Don't worry, if you have any questions or need a guiding hand, feel free to reach out. And read more on the required inspections and building board alteration approvals before you start any renovations in Manhattan. For now, you hopefully have a better idea on how to tackle the permitting process.

Contact us if you'd like to learn more about us and our process in our Investment Guide.

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