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After completing over 500 NYC renovations, we've learned that understanding the permit process isn't just about following rules—it's about knowing which inspector tends to be toughest on electrical work, why Upper East Side co-op boards take twice as long as Brooklyn condos, and how a $200 expediter fee can save you 6 weeks of delays.
This isn't a government handbook. This is what we've learned from actually getting permits approved in every NYC borough, dealing with co-op board politics, and fixing permit problems that other contractors couldn't solve.
The Three Gatekeepers: Who Really Controls Your Renovation
Your Co-op/Condo Board
(The Most Unpredictable)
The Reality:
Your building's board approval isn't just paperwork—it's neighborhood politics. We've seen identical kitchen renovations get approved in 3 weeks in one building and rejected twice in another building on the same block.
What Really Matters:
- Noise control plans (more important than architectural drawings)
- Contractor insurance (boards care more about track record than design)
- Previous violations (one unpaid fine from 2019 can derail your 2025 renovation)
- Board politics (sorry, but this matters more than it should)
💡 Pro Tip:
Submit on Tuesday or Wednesday. Never submit right before board meetings, holidays, or summer vacation periods.
NYC Department of Buildings
(The Rule Enforcers)
The Reality:
The DOB has gotten faster and more digital, but they're still overwhelmed. Plan examiners each handle 200+ applications simultaneously. Your project isn't special to them—until something goes wrong.
What Really Matters:
- Structural safety (they'll scrutinize any wall removal)
- Egress and fire safety (bedroom windows, hallway widths)
- Code compliance (2014 building code is different from 2008)
- Professional seals (architects with violations get extra scrutiny)
💡 Pro Tip:
Manhattan's office is fastest for simple Alt-2 permits. Brooklyn tends to be more thorough but slower.
Landmarks Preservation Commission
(The History Protectors)
The Reality:
If you're in a historic district (and more neighborhoods become historic every year), LPC approval can add 4-6 months to your project. But they're more flexible than most people think—if you know how to work with them.
What Really Matters:
- ✅ Window replacements (with historically appropriate materials)
- ✅ Interior renovations (rarely seen unless exterior changes involved)
- ✅ Roof work (if not visible from the street)
- ❌ Facade changes (even small ones can get rejected)
💡 Pro Tip:
Greenwich Village has the strictest requirements. Brooklyn Heights is more flexible. Upper East Side focuses on building facades.
When You Actually Need Permits: The Real Rules
The city's official guidance is vague. Here's what actually triggers permit requirements based on our experience:
| Renovation Work | DOB Permit Required | Board Approval | Typical Timeline |
|---|---|---|---|
| Wall Removal (any type) | ✅ Always | ✅ Required | 3-6 months |
| Kitchen Renovation (major) | ✅ Usually | ✅ Required | 3-5 months |
| Bathroom Renovation | ⚠️ Depends* | ✅ Required | 2-4 months |
| New Electrical Circuits | ✅ Always | ✅ Required | 2-3 months |
| Moving Plumbing | ✅ Always | ✅ Required | 3-4 months |
| Combining Apartments | ✅ Always (Alt-1) | ✅ Required | 6-12 months |
| Basement Finishing | ✅ Usually | ✅ Required | 3-5 months |
| Paint & Flooring | ❌ Never | ❌ Usually not | 1-2 weeks |
| Cabinet Refacing | ❌ Never | ⚠️ Maybe | 2-4 weeks |
| Appliance Replacement | ❌ Never | ⚠️ Maybe | 1-2 weeks |
*Depends on scope: Moving fixtures = permit required, replacing in same location = usually not
Alt-1 vs. Alt-2: What This Actually Means for Your Project
2
Alteration Type 2 (Alt-2)
The "Normal" Renovation Permit
Timeline:6-12 weeks
Cost:$1,500-$4,000
What Triggers It:
Standard kitchen/bathroom renovations, minor layout changes
Real Examples:
- • Park Slope kitchen (removed 2 walls): 8 weeks
- • UES bathroom (same footprint): 6 weeks
- • Astoria kitchen opening to living room: 10 weeks
1
Alteration Type 1 (Alt-1)
The "Major Project" Permit
Timeline:4-8 months
Cost:$8,000-$25,000
What Triggers It:
Combining apartments, major layout changes, adding rooms
Real Examples:
- • Manhattan apartment combination: 6 months
- • Brooklyn brownstone gut renovation: 5 months
- • Queens house addition (second story): 7 months
What Permits Actually Cost: Real Numbers from Real Projects
| Project Type | DOB Fees | Architect | Board Review | Expediter | Total Cost |
|---|---|---|---|---|---|
| Alt-2 Kitchen | $1,500-2,500 | $3,000-8,000 | $500-2,000 | $500-1,500 | $6,000-14,000 |
| Alt-2 Bathroom | $1,200-2,000 | $2,500-6,000 | $500-1,500 | $500-1,200 | $4,700-10,700 |
| Alt-1 Combination | $5,000-12,000 | $10,000-25,000 | $1,000-5,000 | $2,000-5,000 | $21,000-55,000 |
| Historic District | +$250-1,000 | +$2,000-8,000 | +$500-2,000 | +$1,000-3,000 | +$3,750-14,000 |
*Costs based on 500+ completed NYC renovations (2020-2025)
Hidden Costs Most Contractors Don't Tell You
Standard Renovation Budget:$100,000
+ Permit Costs:$8,000
+ Delay Costs (15%):$15,000
= Total Budget Needed:$123,000
💡 PRO TIP: Budget an additional 15-25% for permit-related delays and revisions
Borough-Specific Permit Realities
| Borough | Avg. Processing Time | Complexity Level | Best For | Watch Out For |
|---|---|---|---|---|
| Manhattan | 8-12 weeks | 🔴 High | Simple Alt-2s | Historic districts, co-op politics |
| Brooklyn | 6-10 weeks | 🟡 Medium | Brownstone projects | New historic districts |
| Queens | 4-8 weeks | 🟢 Low | Family renovations | Flood zones (waterfront) |
| Bronx | 4-6 weeks | 🟢 Low | Value projects | Older building infrastructure |
| Staten Island | 3-6 weeks | 🟢 Low | Single-family homes | Environmental reviews |
Related Cost Guides
Understanding permit costs is just one part of renovation planning. Explore our comprehensive cost guides:
How We Handle Permits So You Don't Have To
99.2%
Approval Rate
(3 rejections out of 500+ projects)
15%
Faster Than Average
Through relationships & experience
100%
Full Service
Board apps to final sign-offs
Our Permit Process
- 1Pre-Application Strategy Session
- 2Application Preparation
- 3Board Relations
- 4DOB Navigation
- 5Problem Resolution
Why Experience Matters
- Board Relationships: Worked with management companies across all five boroughs
- Inspector Knowledge: Know which inspectors focus on which issues
- Problem Solving: When permits get complicated, we fix them fast
Ready to Start Your Renovation Without Permit Headaches?
Don't let permits derail your renovation timeline or budget. Our team has navigated the approval process for 500+ NYC projects. We know the shortcuts, the pitfalls, and how to get your permits approved fast.
Get a consultation with our permit specialists and start your project with confidence.
500+ Permits Approved
99.2% Success Rate
All 5 Boroughs Licensed
*This guide is based on our experience with 500+ NYC renovation projects completed between 2018-2025. Permit requirements and processes can change. Always consult with licensed professionals for your specific project.