Do You Need a Permit? Navigating LPC Rules for Brownstone Façade Repair

Permit for Minor Work (PMW)

A Permit for Minor Work is designed for restorative, appropriate exterior work that doesn't require a DOB permit. Think of it as the "straightforward repair" category. If you're maintaining or restoring your façade using compatible materials and methods—and the work doesn't involve structural changes that need DOB review—this is often the right path.

Common examples include masonry cleaning using approved gentle methods, brownstone resurfacing that matches the original material and finish, and repointing mortar joints with historically appropriate profiles. Simple mortar repointing with matching materials typically qualifies here when the work maintains the original mortar profile, color, and tooling.

The application process happens through the city's online Portico system, and reviews are typically handled at the staff level without public hearings.

Certificate of Appropriateness (C of A)

A Certificate of Appropriateness is needed when your project affects protected architectural features in ways that don't meet LPC guidelines, or when the scope of work is significant enough to require more detailed review. This pathway can involve community board consultation and, in some cases, a public hearing before the full Commission.

You're more likely to need a C of A if you're proposing changes to character-defining elements—things like removing ornamental cornices, altering historic railings, or resizing window openings. While restorative brownstone patching is scrutinized for color and texture match, it is often approved at the staff level if executed properly. However, significant alterations—such as changing the façade material entirely or removing a stoop—will almost always trigger this more rigorous review process.

Stoop, railing, and areaway repairs also warrant extra caution here, as these are frequently considered significant features. Lintel, parapet, and cornice work receives heightened scrutiny due to visibility and structural impact.

The process takes longer and requires more documentation, but it's the appropriate route when preservation concerns are higher.

Certificate of No Effect (CNE)

Certificate of No Effect (CNE) is required when your work requires a Department of Buildings permit but does not affect the building's protected architectural features. For example, internal structural work or plumbing that doesn't change the exterior appearance usually falls here. It bridges the gap between DOB safety requirements and LPC preservation standards.

Where DOB Fits In (Don't Treat It as 'Either/Or')

Some façade projects require Department of Buildings permits because they involve structural elements or exceed certain thresholds. For example, extensive parapet repairs or lintel replacements often need DOB review for safety reasons. When DOB involvement is required, it can affect which LPC approval you need and the order in which you file.

A good rule of thumb: if you're not sure whether DOB permits apply to your project, ask during your initial contractor consultations. A Brooklyn masonry contractor experienced with historic properties will know when structural permits are needed and can help you coordinate the approval sequence.

Step 3—Common Brownstone Façade Repairs: A Permit Reality-Check List

Let's look at specific repair types and what typically triggers review.

Repointing and mortar joint repair

Repointing is one of the most common façade maintenance tasks. When done in-kind—matching the original mortar profile, color, and tooling—documentation is key. Be prepared to show that you're using appropriate materials (avoiding hard Portland cement) and matching the existing joint treatment. Photos of the current condition and samples of your proposed mortar mix can help streamline approval.

For a deeper understanding of brick pointing and mortar joint repair, we've created comprehensive guides that explain materials and techniques in detail.

Brownstone patching and resurfacing

Brownstone patching and resurfacing almost always gets reviewed because the material itself is so distinctive and visible. The LPC wants to ensure patches blend seamlessly with the surrounding stone and that resurfacing maintains the original texture and color. Using compatible brownstone or an approved substitute, matched through test panels when helpful, shows you're serious about appropriate repair.



For broader context on masonry services and different approaches to façade work, our service overview explains how various techniques apply to different building types.

Stoop repairs, railings, and areaways

Stoops, railings, and areaways are frequently considered character-defining features of Brooklyn brownstones. Even minor interventions—like replacing a cracked tread or straightening a bent railing—trigger scrutiny because they alter the street-level visual baseline. The LPC looks at whether you're maintaining the original design, proportions, and materials. If you're replacing elements, expect questions about why repair isn't feasible and how the replacement will match.

Masonry cleaning and painting

Masonry cleaning and painting depends heavily on method. Gentle cleaning with approved low-pressure water or chemical treatments is generally acceptable, but abrasive methods like sandblasting can permanently damage historic brownstone and will be rejected. Painting previously unpainted masonry is typically discouraged unless you can demonstrate it matches an earlier historic treatment.

Lintels, parapets, and cornices

Lintels, parapets, and cornices get extra scrutiny because they're both structural and highly visible. Lintel replacement often requires DOB permits, which can affect your LPC pathway. Parapet and cornice repairs need careful documentation of existing conditions and proposed methods to ensure you're preserving the original design and craftsmanship.

Step 4—What Happens If You Skip Approvals (And Why It's Rarely Worth It)

The LPC has enforcement authority, and violations can create problems that outlast the repair itself. If you proceed without required approvals, the Commission can issue a stop-work order, which halts your project immediately. Fines can follow, and you may be required to undo work that doesn't meet guidelines—even if the craftsmanship was excellent.

Beyond the immediate penalties, violations can complicate your financial life. Mortgage refinancing often requires clear title and no open violations. Home insurance companies may have questions about unpermitted work. And when it's time to sell, disclosure requirements mean potential buyers will learn about past violations, which can affect negotiations or even derail sales.

This isn't about scare tactics. It's about recognizing that historic district regulations exist to protect neighborhood character, and they're actively enforced. The risk-reward calculation rarely makes sense when the alternative—confirming requirements upfront and working with a qualified contractor—is straightforward.

Step 5—The Homeowner-Friendly Way to Handle It: Hire a Specialist Who Files and Builds in Historic Context

The easiest path through the permit process is working with a contractor who specializes in historic masonry and handles LPC filings as part of their normal workflow. Here's what that looks like in practice.

Good contractors document everything before they start. They take detailed photos of existing conditions, note the scope of work clearly, and identify which approval pathway applies to your project. They file applications through Portico and track the review process, keeping you informed without requiring you to become an expert in LPC procedures.

They also build in a way that respects historic context. That means using compatible materials—lime-based mortars instead of hard Portland cement, brownstone or approved substitutes that match your building's original fabric, and techniques that preserve rather than damage historic details. When material matching is critical, they may create test panels to confirm color and texture before starting full-scale work. This isn't just about passing inspection; it's about preserving your home's character and integrity.

At City Suburb, this is simply how we approach every project in landmark areas. Our team is licensed, bonded, and insured—credentials you can verify through our BBB profile. We've built relationships with the LPC through years of quality work in Brooklyn's historic districts, and we handle the paperwork so you can focus on the outcome: a façade that's structurally sound, visually seamless, and fully compliant.

If you're vetting contractors, look for experience with historic properties specifically. Ask about their filing process, their approach to material selection, and how they handle LPC feedback or requests for revisions. A good specialist will answer these questions clearly and show you examples of past projects that received LPC approval. For more detailed guidance, our eight-point vetting checklist walks you through exactly what to ask.

Next Steps

You now have a clear framework for understanding LPC permit requirements and a practical checklist for common repairs. The next phase is getting eyes on your specific property to assess the scope of work and confirm the approval pathway.

Start with a low-commitment step: Get a free photo estimate by sending us images of your façade concerns. We can often provide initial guidance on what approvals might apply and what the repair process looks like. You can also explore our project gallery to see examples of completed historic façade work in Brooklyn and the Bronx.

When you're ready for a detailed assessment: Schedule your free on-site inspection. We'll evaluate the full scope of work, discuss material options, explain the permitting pathway for your specific project, and provide a comprehensive estimate. Call us now at (718) 849-8999 or request an estimate through our website.

The journey from "noticing damage" to "completed, approved repair" doesn't have to be stressful. With the right information and a contractor who understands both the craft and the process, you can protect your brownstone's historic character while meeting all regulatory requirements. Whether you're in Brooklyn, the Bronx, or on Long Island, we're here to guide you through every step.

As you move forward with planning your façade project, you'll want to understand the different repair methods available and how to ensure your contractor has the specific expertise historic properties require. Three resources that can help: our guide on patching versus resurfacing methods explains when each approach makes sense, our article on brownstone spalling digs into why that peeling happens and what it means for your repair strategy, and our NYC Mortar Matching & Test Panels guide shows how to validate materials before full-scale work begins.

Frequently Asked Questions

Do I need an LPC permit for simple repointing?

It depends on your property's designation status and the scope of work. If your building is within a historic district or is an individual landmark, even routine repointing may require a Permit for Minor Work—especially if you're working on street-facing façades. The key factor is whether the work maintains the original mortar profile, color, and tooling. When repointing is truly in-kind and doesn't require DOB permits, it often qualifies for the simpler PMW pathway. Check your landmark status first, then consult with a contractor experienced in historic masonry to confirm requirements.

How do I know if I'm in a historic district?

Use the NYC Landmarks Preservation Commission's official Discover NYC Landmarks mapping tool. Enter your address, and the map will show whether your property is individually designated, located within a historic district, or outside LPC jurisdiction. This is the most reliable way to confirm status, as district boundaries can be surprisingly specific—sometimes running through the middle of a block.

What's the difference between a PMW and a C of A?

A PMW covers restoration (fixing what exists); a C of A covers alteration (changing the look). If you are cleaning, patching, or repointing, think PMW. If you are removing, redesigning, or replacing features with new materials, think C of A.

Do I also need a DOB permit?

Some façade work requires Department of Buildings permits because of structural elements or project scope. For example, lintel replacements, extensive parapet repairs, or work that affects your building's structural system often need DOB review for safety reasons. When DOB permits are required, it can affect which LPC approval you need and the filing sequence. A contractor experienced with historic properties will know when structural permits apply and can coordinate the approval process.

How long can LPC approvals take?

Timeline varies by approval type and application completeness. Permit for Minor Work applications filed through Portico are typically reviewed within a few weeks when documentation is thorough and the scope clearly qualifies. Certificate of Appropriateness reviews take longer—often several months—especially if community board consultation or public hearings are required. The best way to avoid delays is submitting complete applications with clear documentation, detailed photos, and material specifications upfront.

What if I have an active leak or an emergency repair?

Emergency stabilization work to prevent immediate danger or significant damage can often proceed, but you should notify LPC as soon as possible and document the emergency conditions thoroughly. Take photos showing the urgent issue, and keep records of any temporary measures. Once the immediate threat is addressed, you'll typically need to file for appropriate approvals to complete permanent repairs. For situations like active water infiltration through failed masonry, the key is stabilizing first, then following up with proper permitting for the final repair. Document everything—the emergency conditions, your notification to LPC, and the temporary measures taken—to demonstrate good faith and proper procedure.

Our Editorial Process

Our expert team uses AI tools to draft and refine helpful articles. Every piece is reviewed by our experienced professionals to ensure accuracy and clarity. This content is for informational purposes and does not replace professional advice.

Disclaimer: This guide provides general information about NYC Landmarks Preservation Commission (LPC) and Department of Buildings (DOB) processes. Requirements can vary by property and project scope, and rules and enforcement may change over time. Before starting work, confirm your specific requirements with LPC/DOB or a qualified professional.

By: City Suburb Insights Team