Most construction in New York City needs approval and NYC building permits from the Department of Buildings (DOB). But a short list of minor work does not, including painting, plastering, installing new cabinets, replacing plumbing fixtures, resurfacing floors and non-structural roof repairs. When a permit is needed, a registered architect or engineer usually files plans in DOB NOW, and licensed contractors pull the work permits. Other city agencies, landmarks rules and your co-op or condo board may add their own approvals.
Work that doesn't need a DOB permit
DOB lists these as examples of work that doesn't require a permit:
- Painting
- Plastering
- Installing new cabinets*
- Replacing plumbing fixtures
- Resurfacing floors*
- Non-structural roof repair
Two more exemptions matter:
- Ordinary plumbing work doesn't need a permit, but must be done by a Licensed Master Plumber (Administrative Code §28-105.4.4)
- Minor alterations and ordinary repairs are exempt under §28-105.4.2. This is a narrower category than many people assume, so check before relying on it.
Even without a DOB permit, you may still need landmarks approval, a co-op or condo alteration agreement, or another agency's sign-off.
Work that usually needs NYC building permits
- Moving or removing walls, especially structural ones
- Adding or relocating plumbing, gas lines or bathrooms
- New electrical circuits and service upgrades, under a separate electrical permit by a licensed electrician
- Changing a kitchen or bathroom layout
- Structural repairs to foundations, beams or floors
- Additions, decks, new buildings and changes to use or occupancy
- Basement or attic conversions, including accessory dwelling units
- Façade work, sidewalk sheds and scaffolds
Who files: architects, engineers and licensed trades
For alterations to 1- and 2-family homes, DOB explains that:
- The owner hires a Registered Design Professional (registered architect or professional engineer) to file plans before a general contractor starts permitted work
- Licensed trade contractors hold the permits for their trades
- Licensed Master Plumbers handle limited plumbing work, with a design professional filing when work goes beyond that scope
- Licensed electricians file electrical permits separately
In larger buildings, filings are more involved and often coordinated by an expediter.
How NYC building permits work
- Scope and design: decide the work and hire a design professional if needed
- Building approvals: in co-ops and condos, get board approval under your alteration agreement
- Asbestos check: many alteration and demolition jobs need an asbestos investigation and documentation before permits are issued
- Filing in DOB NOW: plans are submitted and reviewed, or professionally certified where allowed
- Work permits: issued to the licensed contractor, with the permit posted at the site
- Inspections: scheduled at required stages
- Sign-off: final inspection and job sign-off. Some projects need a new or amended Certificate of Occupancy.
Our NYC DOB permits guide covers DOB NOW and asbestos rules in more depth.
Landmarked buildings
If your building is an individual landmark or in a historic district, the Landmarks Preservation Commission (LPC) must approve exterior work. That includes in-kind replacements and work on non-visible parts of the building, even when DOB doesn't require a permit. LPC also reviews interior work that needs a DOB permit or affects the exterior. About 95% of LPC approvals are staff-level permits. Routine maintenance, like repainting the same color or repairing gutters in kind, doesn't need LPC approval.
Sidewalks are a separate permit
Owners must maintain the sidewalk next to their property. Sidewalk repairs need an NYC DOT permit, about $70 per 300 linear feet. If you get a Notice of Sidewalk Violation, you have 75 days to make repairs.
How to search NYC building permits
You can look up permits, filings, violations and complaints for any address:
- DOB NOW: the current online system for most filings and permits
- Buildings Information System (BIS): the older system, still used for historical records and many property profiles
Searching before you buy, or before a renovation, shows open permits, unresolved violations and past work that may affect your plans.
Licenses to check before you hire
- DCWP Home Improvement Contractor license for residential home improvement work
- DOB licenses and registrations for trades such as plumbing and electrical, and for contractors pulling work permits
- Insurance: general liability and workers' compensation
Our guides to what a general contractor does and hiring a roofing contractor include full checklists.
NYC building permits for common projects
| Project | DOB permit typically needed? | Other approvals to check |
|---|---|---|
| Painting, plastering | No | Co-op/condo rules; lead-safe practices in pre-1978 buildings |
| New cabinets, same layout | No (licensed DCWP contractor) | Board decoration or alteration agreement |
| Bathroom fixture swap | No (plumbing by licensed master plumber) | Board approval |
| Moving a bathroom or kitchen | Yes | Board approval, "wet over dry" rules, asbestos |
| Basement apartment / ADU | Yes | Zoning, flood zone limits, ADU rules |
| Window replacement, landmark | Depends on scope | LPC approval |
| Sidewalk repair | DOT permit | Sidewalk violation deadlines |
See kitchen remodel cost, bathroom remodel cost and our basement renovation guide for project details. For tall-building façades, see Local Law 11.
Frequently asked questions
Do I need a permit to renovate my kitchen in NYC?
Not for cabinets alone in the same layout, per DOB. Changes to plumbing, gas, electrical, walls or layout generally require filings.
Can I file a DOB permit myself?
Work requiring plans is usually filed by a registered architect or engineer. Trade permits go to licensed contractors.
How do I check if a contractor has a license in NYC?
Use the DCWP license lookup for home improvement contractors and DOB's license search for trades.
What happens if I renovate without a permit?
DOB can issue violations and stop-work orders, and unpermitted work can complicate sales, refinancing and insurance claims.
General information, not legal advice; confirm with DOB for your project.
