What Is a Landmark Violation?
A Landmark Violation is a notice issued by the New York City Landmarks Preservation Commission (LPC) when work has been performed on a landmarked property without the required LPC approval, or when work does not comply with the conditions of an LPC permit.
Landmark protections apply to designated individual landmarks, buildings and sites within historic districts, and other properties under the LPC's jurisdiction. Because these properties are subject to special preservation requirements, certain exterior and other regulated work may require approval from the LPC before it can be performed.
A violation may be issued when, for example:
Work is performed without the required LPC permit.
Work is performed differently from what an LPC permit authorized.
An unauthorized alteration, addition, sign, storefront, window, or other feature is installed.
A property does not comply with requirements established by the LPC.
An LPC violation generally identifies the condition or work that the Commission considers to be in violation. Depending on the circumstances, the owner or responsible party may need to remove the unauthorized work, correct it, or apply to legalize the work through the LPC.
It is important to address a landmark violation promptly. An unresolved violation can result in further enforcement action, including a Summons and potential fines, and may create issues with other property-related matters.
Important: A landmark violation is not necessarily an indication that the property owner personally performed the work. A violation may relate to work performed before the current owner acquired the property. Current owners should still take steps to address an outstanding violation.
This guide explains how to look up a landmark violation, understand its status, and take the steps necessary to correct it.
1. Search for the Landmark Violation
The LPC provides an online Landmark Violation Search that can be used to find information about landmark violations, including the violation's status and a description of the condition cited.
Search for a Landmark Violation
You can search using one or more of the following:
- Address — Enter the building number and street name only. Street names should use abbreviations such as 1st, 2nd, 3rd, etc., except for Fifth Avenue.
- Borough
- Block
- Lot
- Violation number — Enter the number in the format VIO-XX-XXXX.
The search results identify the status of a violation, such as a Warning Letter, Notice of Violation (NOV), or Summons, and provide a description of the violation.
Other ways to find violation information
Information about active landmark violations and violations rescinded since January 1, 2020, is also available through the LPC's Permit Application Map. The map can be searched by address or violation number, or users can select designated buildings and sites on the map.
The LPC cautions that its online violation search is not a substitute for a title search or other legal due diligence. Violation status can change as violations are corrected or rescinded.
For copies of active or rescinded violations, contact the LPC Records Access Unit. For information about violations rescinded before January 1, 2020, or if you believe a violation is missing from the search results, contact the LPC Enforcement Department.
2. Review the Warning Letter or Summons
If you have received a Warning Letter, do not ignore it—even if the violation occurred before you became the owner or otherwise responsible for the property.
LPC states that Warning Letters are generally issued when work was performed without an LPC permit or when work was performed in a manner that did not comply with an LPC permit.
Ignoring a Warning Letter can result in the issuance of a Summons and potential fines.
In most circumstances, recipients have 20 business days after receiving a Warning Letter to file an application with LPC to address the violation without a penalty.
If LPC does not receive an application to legalize or correct the unauthorized work or condition before the applicable period expires, LPC may issue a Summons, previously referred to as a Notice of Violation (NOV). The Summons requires an appearance before an administrative law judge at the Office of Administrative Trials and Hearings (OATH).
If the respondent does not appear or is found guilty, the judge may impose fines of up to $5,000.
Because deadlines can have significant consequences, LPC recommends contacting Enforcement staff early to discuss how the violation will be addressed.
3. Contact LPC Enforcement Staff
Before taking action, consider contacting the LPC Enforcement Department to discuss the violation and your proposed approach.
LPC Enforcement Department
- Phone: 212-669-7951
- Email: violations@lpc.nyc.gov
4. Determine How the Violation Can Be Corrected
The appropriate solution depends on the specific violation.
Remove the cited item
Some violations can be corrected by removing the unauthorized item. For example, LPC notes that an unpermitted sign may be addressed by removing the sign.
Apply to legalize the work
Some violations may be eligible for legalization, meaning the owner seeks LPC approval for work that has already been completed.
Modify or remove unauthorized work
Other violations may require modification or removal of the work, even after an LPC permit is obtained.
Because the appropriate corrective action varies by violation, LPC recommends promptly submitting an application through Portico and communicating with Enforcement staff.
5. Do Not Perform Corrective Work Without an LPC Permit
Do not perform work to address a landmark violation until you have received the necessary LPC permit.
Once LPC issues a permit authorizing the corrective work, follow all requirements and conditions of that permit.
6. Complete the Corrective Work
After receiving the appropriate LPC permit, complete the required corrective work in accordance with the permit.
Simply completing the work does not necessarily mean that the violation has been cleared.
If the violation was corrected through work authorized by an LPC permit, LPC states that you must obtain a Notice of Compliance (NOC) confirming that the corrective work was properly completed.
7. Request a Notice of Compliance
To obtain a Notice of Compliance, submit an application through Portico under the Post-Approval Action filing category.
The NOC is the LPC's confirmation that the permitted corrective work was properly completed and that the violation has been corrected.
8. Confirm That the Violation Has Been Resolved
After completing the required process, check the LPC violation records and retain documentation showing that the violation has been addressed.
LPC violations are issued to a specific owner or respondent and remain active against the property until they are corrected.
An active landmark violation can have practical consequences for a property. For example, LPC notes that Department of Buildings (DOB) permits may be held up while an active landmark violation remains on the property. Violations can also appear in title searches and may create issues when an owner is refinancing or selling the property.
Frequently Asked Questions
What if the violation existed before I bought the property?
You should not ignore it. LPC advises that Warning Letters should be addressed even when the violation predates the current owner's ownership or control of the property.
Can I remove or modify the unauthorized work myself?
Do not begin corrective work simply because you have identified what appears to be the problem. LPC instructs property owners not to perform work to address a violation until the required LPC permit has been received.
What happens if I ignore a Warning Letter?
If LPC does not receive an application to legalize or correct the violation within the applicable 20-business-day period, a Summons/NOV may be issued. The matter may then require an appearance before an OATH administrative law judge, and fines of up to $5,000 may be imposed if the respondent does not appear or is found guilty.
Does the online violation search replace a title search?
No. LPC expressly states that its violation search is not a substitute for a title search or other legal due diligence.
What if I cannot find a violation in the online search?
If you believe a property has a violation that does not appear in the search results, contact the LPC Enforcement Department at 212-669-7951 or violations@lpc.nyc.gov
For official requirements and the most current procedures, consult the LPC directly.