Landmark Living: Renovating Historic Buildings in NYC’s Protected Districts

Q: Which types of work on the exterior, façade, or interior require approval from the Landmarks Preservation Commission (LPC), and which kinds of maintenance are usually exempt?

In landmarked buildings or historic districts, the LPC must review any work that alters the appearance, materials, or architectural character of the property. Work That Requires LPC Approval Exterior / Façade Replacing or altering windows and doors Changing façade materials or finishes Masonry repair, repointing, or cleaning Roof modifications, skylights, decks, railings Exterior lighting, awnings, signage Stoops, fences, ironwork, entryways Rear-yard or rooftop additions Interior (if the interiors are individually landmarked) Any visible architectural changes New layouts that modify decorative or structural historic elements Changes to original plasterwork, moldings, staircases, or fixtures Work Usually Exempt (No LPC Approval Required) Ordinary maintenance: repainting same color, cleaning without harsh chemicals Minor repairs using identical materials Interior renovations in non-landmarked interiors (unless visible from the street) Mechanical or electrical upgrades not altering the building’s visible character Rule of thumb: if the work changes what someone can see from the street—or modifies a protected interior—it requires LPC review.

Q: What standards apply to materials and appearance when restoring or renovating — can you use modern substitutes, or must you match historic styles?

The LPC focuses on preserving the building’s historic appearance and character . This does not mean modern materials are always forbidden, but they must meet certain conditions. Material & Design Requirements Replacements must match the original appearance in profile, texture, color, and scale . Materials should be historically appropriate for the era and architecture. Modern substitutes (e.g., aluminum windows or synthetic stone) may be allowed only if they closely replicate the historic look and performance . For highly visible or ornate buildings, LPC may require true historic materials (e.g., wood windows instead of PVC). When Modern Materials Are Acceptable When they visually match the original When the original material is unavailable, unstable, or impractical When energy efficiency can be achieved without altering the exterior appearance LPC’s priority: protect the historic look, not necessarily the historic fabrication method—if modern options maintain the character.

Q: What standards apply to materials and appearance when restoring or renovating — can you use modern substitutes, or must you match historic styles?

The LPC focuses on preserving the building’s historic appearance and character . This does not mean modern materials are always forbidden, but they must meet certain conditions. Material & Design Requirements Replacements must match the original appearance in profile, texture, color, and scale . Materials should be historically appropriate for the era and architecture. Modern substitutes (e.g., aluminum windows or synthetic stone) may be allowed only if they closely replicate the historic look and performance . For highly visible or ornate buildings, LPC may require true historic materials (e.g., wood windows instead of PVC). When Modern Materials Are Acceptable When they visually match the original When the original material is unavailable, unstable, or impractical When energy efficiency can be achieved without altering the exterior appearance LPC’s priority: protect the historic look, not necessarily the historic fabrication method—if modern options maintain the character.

There’s a unique romance to living in a pre-war brownstone or a historic loft in one of New York City’s designated districts. The soaring ceilings, ornate cornices, and undeniable sense of history offer an experience that no modern build can replicate. However, that beauty comes with a complex set of rules when it’s time to renovate. Unlike a standard home improvement and remodel, undertaking a project within a protected district means collaborating with the Landmarks Preservation Commission (LPC). This isn’t about stopping progress; it’s about a shared commitment to preserving the city’s irreplaceable architectural legacy. Navigating this intricate process is the key to a successful renovation that honors the past while embracing the future.

The Role of the LPC:

The Landmarks Preservation Commission serves as the guardian of New York’s historic fabric, reviewing proposed work to ensure it respects the building’s original character.

The Landmarks Preservation Commission Process

The LPC’s primary role is to review all proposed work on the exterior of a landmarked building, as well as significant interior changes to public spaces, to ensure it is “appropriate” to the building’s historical character. This process culminates in the issuance of a Certificate of Appropriateness and often involves:

Architectural drawings
Material samples
Historical photographs

Understanding this bureaucracy is the first step for any homeowner considering a home improvement and remodel in a protected district.

Material Requirements and Restrictions

A major element of the LPC’s oversight is its strict guidance on materials. Repairs and replacements must match the original as closely as possible. For example:

Windows: Must match profile, muntin configuration, and often material
Masonry: Specific requirements for brick, stone, and mortar
Specialized sourcing: Contractors must use approved suppliers and craftsmen

Material Accuracy Matters:

An off-the-shelf vinyl window will almost certainly be rejected by the LPC, emphasizing the importance of sourcing authentic materials.

Interior Work and Full Gut Renovation

While exterior work is always the priority, major interior changes are also subject to review. A full gut renovation often requires permits and sometimes LPC oversight, especially when projects involve:

Load-bearing wall modifications
Relocation of plumbing stacks
Structural alterations

This balance allows homeowners to integrate modern comforts like smart home systems and energy-efficient solutions while maintaining the structure’s historic integrity.

The Importance of Choosing the Right Contractor

The key to navigating this process is to find a contractor for home improvement who specializes in landmarked buildings. Such professionals:

Understand LPC requirements
Have a portfolio of approved projects
Work with specialized suppliers and craftsmen
Collaborate with architects and engineers effectively

Expert Advantage:

Experienced contractors act as advocates, streamlining approvals and avoiding costly mistakes in the historic renovation process.

Conclusion: A Balance of Past and Present

Renovating a historic building in New York’s protected districts requires patience, careful planning, and the right team. While the process can be complex, the result is a home that combines modern comfort with preserved historical character — a home improvement and remodel project that delivers truly unparalleled living in one of the world’s most iconic cities.

Which types of work on the exterior, façade, or interior require approval from the Landmarks Preservation Commission (LPC), and which kinds of maintenance are usually exempt?

In landmarked buildings or historic districts, the LPC must review any work that alters the appearance, materials, or architectural character of the property.

Work That Requires LPC Approval

Exterior / Façade

Replacing or altering windows and doors
Changing façade materials or finishes
Masonry repair, repointing, or cleaning
Roof modifications, skylights, decks, railings
Exterior lighting, awnings, signage
Stoops, fences, ironwork, entryways
Rear-yard or rooftop additions

Interior (if the interiors are individually landmarked)

Any visible architectural changes
New layouts that modify decorative or structural historic elements
Changes to original plasterwork, moldings, staircases, or fixtures

Work Usually Exempt (No LPC Approval Required)

Ordinary maintenance: repainting same color, cleaning without harsh chemicals
Minor repairs using identical materials
Interior renovations in non-landmarked interiors (unless visible from the street)
Mechanical or electrical upgrades not altering the building’s visible character

Rule of thumb: if the work changes what someone can see from the street—or modifies a protected interior—it requires LPC review.

What standards apply to materials and appearance when restoring or renovating — can you use modern substitutes, or must you match historic styles?

The LPC focuses on preserving the building’s historic appearance and character. This does not mean modern materials are always forbidden, but they must meet certain conditions.

Material & Design Requirements

Replacements must match the original appearance in profile, texture, color, and scale.
Materials should be historically appropriate for the era and architecture.
Modern substitutes (e.g., aluminum windows or synthetic stone) may be allowed only if they closely replicate the historic look and performance.
For highly visible or ornate buildings, LPC may require true historic materials (e.g., wood windows instead of PVC).

When Modern Materials Are Acceptable

When they visually match the original
When the original material is unavailable, unstable, or impractical
When energy efficiency can be achieved without altering the exterior appearance

LPC’s priority: protect the historic look, not necessarily the historic fabrication method—if modern options maintain the character.

What standards apply to materials and appearance when restoring or renovating — can you use modern substitutes, or must you match historic styles?

The LPC focuses on preserving the building’s historic appearance and character. This does not mean modern materials are always forbidden, but they must meet certain conditions.

Material & Design Requirements

Replacements must match the original appearance in profile, texture, color, and scale.
Materials should be historically appropriate for the era and architecture.
Modern substitutes (e.g., aluminum windows or synthetic stone) may be allowed only if they closely replicate the historic look and performance.
For highly visible or ornate buildings, LPC may require true historic materials (e.g., wood windows instead of PVC).

When Modern Materials Are Acceptable

When they visually match the original
When the original material is unavailable, unstable, or impractical
When energy efficiency can be achieved without altering the exterior appearance

LPC’s priority: protect the historic look, not necessarily the historic fabrication method—if modern options maintain the character.