Landmark Violations in NYC: What Property Owners Need to Know

Owning a landmarked property or a building located within a historic district in New York City comes with additional preservation requirements. Property owners may need approval from the New York City Landmarks Preservation Commission (LPC) before performing certain types of work.

A Landmark Violation in NYC can occur when work is performed without the required LPC permit, when completed work does not comply with an LPC permit, or when a landmark property is not properly maintained.

If you have received a Landmark Violation, Warning Letter, Summons, or other LPC enforcement notice, understanding the correction process is important. Addressing the issue promptly can help prevent additional enforcement problems.

What Is a Landmark Violation in NYC?

The NYC Landmarks Preservation Commission regulates certain changes to designated landmarks, landmark sites, and properties located within historic districts.

According to the NYC Landmarks Preservation Commission, most alterations to designated properties performed without an LPC permit, or work that does not comply with an LPC permit, can be violations of the Landmarks Law.

Landmark-related violations may involve exterior alterations, unauthorized construction, changes to architectural features, storefront modifications, windows, doors, signs, roofs, masonry, fences, and other protected elements.

Common Causes of Landmark Violations

Property owners sometimes discover a landmark violation after purchasing a building or after construction work has already been completed. Common situations include:

• Exterior work completed without an LPC permit
• Work performed differently from an approved LPC permit
• Unauthorized window or door replacement
• Changes to storefronts or building facades
• Unauthorized signs or exterior installations
• Alterations to historic architectural features
• Unapproved construction or additions
• Unauthorized removal or modification of architectural elements
• Failure to maintain a landmark property in good repair
• Older work discovered during a property sale or renovation

Do Landmark Properties Require Special Permits?

Yes. Depending on the property and proposed work, an LPC permit may be required before construction or alteration begins.

The LPC states that exterior alterations, restoration, replacement, reconstruction, demolition, and new construction affecting an individual landmark or a building in a historic district can require LPC approval.

Importantly, an LPC permit may be required even when the proposed exterior work does not require a Department of Buildings permit.

What Happens After an NYC Landmark Violation?

The Landmarks Preservation Commission may investigate unauthorized work or conditions involving designated properties. Depending on the situation, the enforcement process can include a warning letter and further enforcement action if the violation is not corrected.

The LPC explains that if completed work can comply with its requirements, the change may be legalized through the appropriate process. If the work does not comply, modifications or removal may be required.

Once the condition has been properly corrected, the LPC may issue a Notice of Compliance (NOC).

Can an Existing Landmark Violation Be Legalized?

In some situations, unauthorized work may be eligible for legalization. However, the appropriate solution depends on the property, the work performed, applicable LPC requirements, and the individual violation.

Possible approaches can include obtaining the appropriate LPC approval, modifying unauthorized work, removing an unauthorized condition, or completing corrective work authorized by the Commission.

Property owners should not assume that previously completed work can simply be approved after the fact. The LPC may require changes to the property before the violation can be resolved.

What If You Bought a Property With a Landmark Violation?

A common question from NYC property owners is whether a violation can be ignored because the work was completed by a previous owner.

The NYC Landmarks Preservation Commission states that enforcement staff may investigate work performed by previous owners and that an existing landmark violation can remain an issue for the current owner.

Therefore, if you purchased a property with an existing Landmark Violation, it is important to review the violation and determine what documentation and corrective action may be required.

Why You Should Not Ignore an NYC Landmark Violation

Ignoring a landmark violation can create additional problems for a property owner. According to LPC guidance, failure to address enforcement notices can result in additional enforcement action and possible penalties.

An unresolved violation can also become an issue during property transactions, refinancing, renovations, permitting, or other property management activities.

How to Address a Landmark Violation in NYC

Every violation is different, but property owners can generally begin by reviewing the enforcement notice and identifying the work or condition cited by the LPC.

Step 1: Review the Violation

Carefully review the warning letter, summons, violation information, property records, photographs, and any previous permits.

Step 2: Determine the Required Correction

Determine whether the condition may be eligible for legalization or whether corrective work, modification, or removal may be required.

Step 3: Prepare the Required Documentation

Depending on the situation, documentation may include photographs, architectural drawings, property information, prior permits, and other supporting materials.

Step 4: Work Through the LPC Process

LPC permit applications are currently submitted through the Commission's online Portico system. The required application and approval process depends on the type of work involved.

Step 5: Complete Authorized Corrections

If corrective construction or alteration is required, the work should be performed according to the applicable approved plans and permits.

Step 6: Obtain Compliance Documentation

After authorized corrective work is completed, the required compliance documentation should be obtained so the violation can be properly resolved.

Landmark Violations and NYC Property Transactions

Unresolved violations can create complications when buying, selling, refinancing, or renovating a property.

The LPC notes that Warning Letters and Summonses can appear in property records and violation title searches. This makes it important for property owners to address unresolved landmark violations rather than allowing them to remain open.

Landmark Violation Removal and Expediting in NYC

NYC BUILDING VIOLATIONS REMOVAL & EXPEDITING LLC. assists property owners with building violation-related processes in New York City.

If you are dealing with a Landmark Violation in NYC, our team can help you understand the documentation and steps involved in moving the violation toward resolution.

We work with property owners dealing with NYC building violations, permitting issues, and violation-related administrative processes.

Frequently Asked Questions About NYC Landmark Violations

Final Thoughts

Landmark properties are an important part of New York City's architectural and historic character. At the same time, owners of these properties need to understand the additional permitting and preservation requirements that may apply.

If your property has a Landmark Violation in NYC, do not delay reviewing the violation and determining the appropriate correction process. Proper documentation, permitting, and compliance can be important steps toward resolving the issue.

For assistance with NYC Landmark Violations and related violation expediting services, contact NYC BUILDING VIOLATIONS REMOVAL & EXPEDITING LLC. at 347-828-1917 or nycviolationremovalinc@gmail.com.