The short version
The NYC Department of Buildings (DOB) regulates work that affects how a building stands up, how people get out of it in a fire, and the systems that can hurt someone if they're done wrong: structure, plumbing, gas, electrical, fire protection and use. Finishes mostly aren't its concern.
Usually no DOB permit
- Interior and exterior painting
- New flooring over an existing floor structure
- Replacing kitchen cabinets and countertops in the same layout
- Replacing tile and finishes in a bathroom without moving fixtures
- Patching drywall and plaster
Usually needs a permit or filing
- Removing or altering walls, especially load-bearing ones, which needs a licensed architect or engineer
- Plumbing: moving or adding fixtures, drains or supply lines, filed by a licensed master plumber
- Gas: any new gas piping or appliance relocation
- Electrical: most electrical work in NYC must be done by a DOB-licensed electrician, who files it with the DOB
- Additions, dormers and new decks
- Changing use or occupancy, such as turning a basement into a bedroom or apartment
- Structural roof work, meaning new framing or a changed roof line
Staten Island wrinkles
Landmarks. If your house is in a historic district (such as St. George/New Brighton on the North Shore) or individually landmarked, exterior changes and permitted interior work also need Landmarks Preservation Commission approval.
Flood zones. Parts of the East and South Shore are in FEMA flood zones, where substantial improvements and new construction can trigger flood-resistant construction and elevation requirements.
Special districts. Much of the South Shore is in the Special South Richmond Development District, which adds zoning review for some site work and additions.
Sidewalks and curb cuts. Work on the public sidewalk in front of your house needs an NYC DOT permit. New or widened curb cuts involve DOB and DOT.
How to check what's been filed on your house
Permits and filings are public. Search your address on the DOB's online systems (DOB NOW Public Portal and the Building Information System) to see past jobs, open permits and violations. It's worth doing before you buy a house, and before you hire someone to finish a job another contractor started.
Why it matters
Unpermitted work can lead to violations and stop-work orders, complicate insurance claims, and hold up a sale when the buyer's attorney runs a search. Work done without licensed trades can also simply be unsafe.
How we handle it
At the walkthrough we'll tell you which parts of your project are cosmetic and which need filings. For filed work, we build to your architect's or engineer's approved plans, and plumbing and electrical are done by licensed NYC plumbers and electricians.
This guide is general information, not legal advice. City rules change, so confirm requirements for your property with the relevant agency (NYC DOB, DCWP, LPC or your building's management) before work starts.