Ask an Architect: What Can You Change on a Landmarked Townhouse in NYC?
- 4 hours ago
- 4 min read
Wayne Turett answers a common question about renovating townhouses in New York City landmark districts.
In New York City landmark districts, most interior renovations can proceed without review from the Landmarks Preservation Commission (LPC). Exterior changes such as windows, doors, lighting, and façade work typically require approval. Larger modifications such as additions or rooftop changes may require a public hearing and historical review.
What It Means When a Townhouse Is in a Landmark District
One of the first things I explain to clients is that there’s a difference between a building that is individually landmarked and one that is located within a landmark district. Individual landmark buildings are typically much more restrictive.
In a landmark district, the commission is usually focused on how a building contributes to the character of the block. When the district was designated, each building received a written description documenting its history and architectural significance. That description helps guide what elements are considered important to preserve.
If a building is part of a series of townhouses with consistent features, LPC often wants to maintain that rhythm. When we begin thinking about renovations, we usually look for opportunities that have less impact on the historic streetscape, such as rear additions, set-back rooftop additions, or occasionally excavating the rear yard to extend the cellar.
What You Can Change Without LPC Approval
One of the most common misconceptions is that landmark rules apply to everything inside the building. In most landmark districts, interiors are not landmarked.
For interior renovations we can usually file for what’s called a Certificate of No Effect, which means the work does not impact the exterior of the building. That allows projects like kitchen renovations, bathroom upgrades, and layout changes to move forward without formal LPC review.
In cases of individually designated landmarks, some interiors are protected as well, but that’s relatively rare.
What Requires LPC Approval
Exterior changes are where LPC review typically comes into play. If we want to restore a stoop that was removed, replace windows to improve energy efficiency, change the front door, install exterior lighting, or add security cameras, all of those elements require approval.
Anything that affects the exterior of the building is subject to landmarks review, and façade work often requires detailed documentation.
Visibility from the street is an important factor, but it isn’t the only one. Being visible does not automatically mean something will be rejected. Thoughtful additions can sometimes make a strong case for approval. However, for larger changes like additional floors, minimizing visibility from the street is usually important.
Rear façades also receive more scrutiny today than they did in years past. If the rear of the building is part of a row where the original fabric is still intact, LPC will often guide what changes can be made. On some projects we’ve done rear additions where the commission required us to preserve the top floor of the original façade so some historic fabric remains.
How the LPC Approval Process Works
The level of review depends on the scope of the project.
Smaller changes can often be approved at the staff level. In recent years LPC has expanded what qualifies for staff-level approval, including certain window replacements that closely match the originals.
Larger projects usually require a public hearing. Preparing for a hearing often involves researching the building’s history and gathering images from different stages of its life to support the proposal.
Sometimes that research can be helpful in unexpected ways. If we want to add a floor and discover the building once had that floor decades ago, that history can strengthen the case.
At the hearing we present the proposal to a panel of commissioners, explaining what the building looks like today, what we are proposing, and why the design is appropriate historically.
Timing is another factor homeowners should understand. Staff-level approvals can sometimes happen within a few weeks. Public hearings take longer because they must fit into the commission’s meeting schedule, which typically occurs once or twice a month. If revisions are required, each additional round of review can add another month or more to the process.
Common Misconceptions
Many homeowners underestimate the authority of the Landmarks Preservation Commission.
Some assume that because they own the building they can make any changes they want. Others believe that if a neighboring townhouse was allowed to make a certain modification, the same approval should automatically apply to their property.
Precedent can certainly help strengthen a proposal, but every project is evaluated individually.
Balancing Preservation and Modern Living
Even though I’m a contemporary architect, I believe that if a historic building has survived this long, it’s worth preserving.
Where we often introduce contemporary elements is in ways that improve how the building functions today. Townhouses can be quite dark, so we often look for opportunities to bring in more daylight by enlarging windows or adding skylights, usually toward the rear of the building where those interventions are more appropriate.
Even inside the house, if I encounter a townhouse with many intact historic features, I’m hesitant to remove them outright. I prefer to find ways for historic elements and contemporary design to work together.
Advice for Buyers and Homeowners
The most important advice I give people is to understand what they’re getting into before purchasing a townhouse in a landmark district.
It’s often worth hiring an architect to evaluate the building before you buy it and give you a realistic idea of what changes might be possible. That kind of early analysis helps set expectations and avoid surprises once the renovation process begins.
Related Projects
Explore some of our townhouse renovation projects in New York City:
Wayne Turett is the founder and principal of The Turett Collaborative, a New York–based architecture and interiors firm.
