A custom home in New York City starts with what the lot allows, not with a floor plan. A licensed architect or engineer prepares the drawings and files a New Building application with the Department of Buildings. Construction begins only after the plans are approved and the permit is issued.
Plenty of Polish families who rented for years in Greenpoint or Ridgewood eventually start looking for a place of their own. Houses on the market in Queens or on Staten Island do not always fit the way they live, so some buy a lot, or an old house, and build new with a layout designed around them.
That is far more formal than a renovation. Below we walk through the process in New York City: the lot, design, permits and the builder, plus home additions, which for some families are the simpler route.
Where do you start when building on your own lot?
Start by finding out what you are allowed to build there. Every lot in New York City sits in a zoning district, and the zoning rules set the outer limits of any future house.
Before ordering a design, it pays to talk through with an architect what the specific lot can support. A narrow lot in Middle Village calls for a different approach than a wider parcel on Staten Island. This is also the stage to set a preliminary budget, which you will later compare against the builder’s estimate.
The city checks zoning compliance as well. According to the Department of Buildings, a plan examiner reviews the drawings for any legal or zoning objections, and the application is approved only once those objections have been resolved.
Who files the permit application for a new house?
The design professional files it, not the owner and not the construction company. The Department of Buildings requires the plans to be filed by a licensed Professional Engineer (PE) or Registered Architect (RA), who, as the Applicant-of-Record, is responsible for submitting the application, drawings and other required documents.
A brand-new structure has its own application type at the DOB: New Building (NB). Most permits are now obtained through the online DOB NOW: Build system. The application types and the overall process are explained on the Department of Buildings page on obtaining a permit.
The paperwork does not end with the permit. You can legally move into a new house only after the DOB issues a Certificate of Occupancy or a Temporary Certificate of Occupancy (TCO).
Does a home builder have to be registered with the DOB?
Yes, if the builder is putting up a one-, two- or three-family home in New York City. According to the DOB, contractors who build these homes must register with the Department in order to obtain New Building permits. The details are on the DOB page about general contractor registration. Before signing a contract, it is reasonable to ask the builder to confirm that registration.
The general contractor turns the approved design into a finished building and coordinates every trade on site. That means sequencing the work, from foundation and framing to roofing, mechanical systems and finishes, and making sure each stage is ready to be checked.
A good builder also talks to the architect while the design is still on paper, which is when you catch details that would be costly or awkward to build on a tight lot between neighboring houses.
When does an addition make more sense than a new house?
When the existing house is structurally sound and the family simply needs another floor or a room facing the yard. A home addition still requires drawings and a permit, but it lets you keep what already works in the building.
For alterations, the DOB distinguishes two basic application types. Alt-CO covers work that changes the use, egress or occupancy of a building, while Alt covers other types of work that do not. Which one applies to a given addition is for the design professional to determine.
In the attached row houses of Ridgewood or Glendale, adding a story means working on the structure and the roof. That is why the first step is an assessment of the existing building, and only then a conversation about square footage.
More articles on construction work
If you are planning a larger project or work on an existing building, you may also want to read:
- the general contractor’s role in a new development project
- interior renovations in New York apartments and houses
- windows for new construction and historic buildings
A Polish construction company from Ridgewood
PDP Contracting, Inc. has been in business since 1997 and has its office in Ridgewood, Queens. Led by Peter Praszkowicz, the company builds custom single- and multi-family homes and handles home additions, structural work, roofing, exterior cladding and interior finishes. It also takes care of permits and project management from planning through final sign-off.
The company works for residential and commercial clients across New York, New Jersey and Connecticut, alongside architects, developers and building managers. It is a BBB Accredited Business and an EPA Lead-Safe Certified Firm. Consultations and estimates are free, and service is available in Polish and English. The construction services are also described on the company’s website.
Learn more in PDP Contracting’s listing in the PolishPages directory. To schedule an estimate, call 718-456-3150; the office is at 2137 Butler Avenue in Ridgewood.
This article is for general information only and is not a substitute for advice from an architect, engineer or attorney. Department of Buildings procedures can change, so check the current requirements before starting a project. Outside New York City, including in New Jersey and Connecticut, local rules apply.
BBB is a trademark of the International Association of Better Business Bureaus. All trademarks belong to their respective owners. Polish Pages is not affiliated with or endorsed by these companies.
