What is the LPC?
The Landmarks Preservation Commission is the New York City agency responsible for protecting historic buildings, districts, and interior spaces. Created in 1965 in response to the demolition of Penn Station, LPC has since designated more than 38,000 individual structures as protected.
LPC works through two main mechanisms:
- Individual landmarks — specific buildings designated for their architectural, historical, or cultural significance. Examples: Grand Central, the Brooklyn Bridge, individual mansions and churches.
- Historic districts — geographic areas where most or all buildings have collective architectural significance. Examples: Greenwich Village Historic District, Park Slope Historic District, Brooklyn Heights Historic District.
If your building is in either category, almost any visible exterior change you want to make requires LPC approval before you can legally do the work.
How to know if you're in a district
Several quick ways to find out if your building is LPC-protected:
1. Check the LPC interactive map. The Discover NYC Landmarks map at maps.nyc.gov/landmarks shows every individual landmark and historic district boundary. Type in your address and you will see immediately whether you are in.
2. Check the building's DOB record. The DOB Building Information System lists landmark status as part of the standard property profile.
3. Look at the streetscape. If most of the buildings on your block are 19th-century rowhouses or share strong architectural character, and if the street looks visibly cared-for, you are probably in a district. Most of Park Slope, Bedford-Stuyvesant's prime blocks, all of Brooklyn Heights, much of the Upper East Side, almost all of Greenwich Village — these are LPC.
4. Ask us. We have walked virtually every block in our service area. Tell us your address — we can usually tell you within seconds whether you are in.
When you need LPC approval
If your building is LPC-protected, you generally need approval for:
- Any visible exterior change. Cornice work, stoop restoration, brownstone patching, repointing with non-matching mortar, window or door changes, paint color changes, signage.
- Major non-visible work that affects historic fabric. Even rear-yard or side-passage work sometimes triggers review if it affects the building's historic envelope.
- New construction or additions on landmark properties.
Generally no LPC approval needed for:
- Routine maintenance with same-color, same-material approach (touch-up painting in matching color, like-for-like repair of failed elements).
- Interior work that does not affect historic exterior elements.
- Work on the rear yard or alley side of buildings, in some districts (this varies — check first).
When in doubt, the LPC will tell you in advance whether your project needs review. A simple email to info@lpc.nyc.gov with photos and a brief description usually gets a same-week answer.
The application process
LPC has two review tracks: staff-level review for routine work, and full Commission review for larger or more significant projects. Most homeowner restoration falls into staff-level review.
Staff-level review (simpler)
For routine restoration — cornice repair, stoop restoration, color-matched repaint, repointing — you submit:
- Existing condition photos showing the area to be worked on.
- A scope of work description.
- Material specifications (manufacturer, product name, color).
- Sample boards or color samples for any color choices.
Staff reviews and either approves the application or sends back questions/objections. Resolution typically takes 4–8 weeks.
Full Commission review (more involved)
For larger or more visibly altering projects — major cornice replacement, window changes, additions — your project goes to a public hearing in front of the full Commission. This means:
- Architect-prepared drawings (in most cases).
- A formal application package with renderings, photos, and material specs.
- Public hearing where you (or your architect) present, neighbors and preservation groups can comment.
- Commission vote.
Full Commission review takes 3–6 months from initial filing. It is more involved but not adversarial — most well-prepared applications pass.
Timeline expectations
Here is what to plan for in your project timeline:
- Application preparation: 2–4 weeks (gathering photos, specs, samples).
- Staff-level review: 4–8 weeks for approval.
- Full Commission review: 3–6 months total from filing.
- Permits after approval: Additional 2–4 weeks for DOB permits, which are separate from LPC.
- Field work: Then the actual restoration begins.
For a typical Brooklyn brownstone cornice restoration in a historic district: plan for 3–4 months from the day you decide to do the work to the day scaffolding goes up. For full Commission projects, plan for 5–8 months.
This is why we always tell homeowners in historic districts to engage a contractor early. Doing the application work in parallel with picking the contractor — instead of sequentially — can save you a full season.
What gets approved (and what doesn't)
LPC is more permissive than most homeowners expect — when the application is properly prepared. The standards focus on preserving the historic character of the building and the streetscape, not on freezing the building in time.
Generally approved:
- Restoration with appropriate, period-correct materials.
- Color matches that fall within the district's established palette.
- Repair-in-kind (same material, same profile, same color) of failed elements.
- Carefully designed accessibility modifications.
Generally not approved:
- Modern materials replacing historic materials (vinyl siding over original brick, aluminum windows replacing wood).
- Color changes outside the district's established palette.
- Removal of decorative elements (cornice ornaments, ironwork, original windows).
- Visible additions that disrupt the streetscape character.
The pattern: LPC wants the work to be done. They want the buildings maintained. They will work with you. They will not let you make the building generically modern.
Common mistakes that delay approval
Most LPC delays come from avoidable application problems. The biggest:
1. Vague scope of work. "Repair the cornice as needed" gets bounced back. "Remove failed paint to sound substrate, treat exposed metal with phosphoric-acid converter, install two coats of two-part epoxy primer, finish in two coats of [specific product] in color [specific match]" gets approved.
2. No material specifications. LPC needs to know exactly what is going on the building. "We will use brownstone-colored paint" is not a spec. "Master Builders Solutions Thorocoat tinted to color match #2017 (sample attached)" is.
3. Missing color samples. Color decisions get made by humans looking at physical samples, not by reading paint codes. Submit actual samples.
4. Insufficient existing-condition documentation. If the inspector cannot tell what the current condition is from your photos, they will request more photos. Submit clear, well-lit, comprehensive photos the first time.
5. Applying without an experienced contractor on the team. Reviewers can tell when an application is from someone who has done LPC work before vs. someone who is new. Experienced contractors know what reviewers want.
Frequently asked questions
Do I need an architect to file an LPC application?
For staff-level review, often no — a contractor experienced in LPC work can handle the application directly. For full Commission review, almost always yes — the technical drawings required usually need an architect. We work with several we trust for the projects that need them.
What happens if I do work without LPC approval?
Eventually LPC inspectors notice. The penalty can include fines, mandatory reversal of the work at owner expense, and a "violation" filing on the property record that can affect resale and refinancing. It is dramatically cheaper to do it right the first time.
Can I appeal an LPC denial?
You can request reconsideration, work with staff to address their objections, or in some cases appeal to the full Commission. Most denials we see are not absolute — they are conditional on changes the owner can make. Working with the inspector to find what they will approve is usually faster than fighting the denial.
How much does LPC application cost?
The application itself is free in most cases. The cost is in the contractor and architect time spent preparing it. For a routine staff-level project, plan for $1,500–$5,000 in application preparation costs (often included in the contractor's overall scope). For full Commission projects, $5,000–$15,000+ is typical.
In a historic district and want to start?
We handle LPC applications as part of our restoration scope for landmark projects. We have done dozens, including in Greenwich Village, Park Slope, Brooklyn Heights, the Upper East Side, and more. Call Sajin at 631-464-8200 to discuss.
More from the journal.
Local Law 11 / FISP Guide
Six stories or taller? Here is what you need to know.
Cornice Repair Cost in NYC (2026)
What the work actually costs, by scope tier.
Brownstone Restoration Cost in NYC
What full restoration looks like, and what it costs.