Stoop Repair and Landmarks

It’s not a big deal. A 5th grader could fill out the application form and any experienced contractor will have done this many times (especially masonry restorers). Bottom line: If they won’t deal with LPC, they probably aren’t a reliable, professional outfit.

From the LPC website: “A PERMIT FOR MINOR WORK (a “PMW”) is issued for work on protected architectural features of a designated property when a Buildings Department permit is not required. LPC staff may issue a PMW for projects such as exterior painting, replacing doors or window sashes, installing storm windows, or masonry restoration. A member of the LPC staff may need to visit the site before issuing a PMW. The LPC has 20 working days from the date that the LPC staff certifies that the application is complete to process a PMW.”

Also from their site:

Ordinary Maintenance (No permit required)
The following are examples of the types of work that are considered ordinary maintenance and do not generally require a permit from the Commission:
• patching and minor repairs to damaged metal work which do not change the original appearance and do not include removal of any parts;
• removing paint or rust from metal or wood by scraping;
• painting wood or metal surfaces the same color;
• painting previously painted stone or brick the same color;
• caulking metal or wood joints;
• replacing corroded bolts, hinges, and latches; and
• removing a small amount of graffiti with a non-abrasive proprietary chemical and a low pressure water wash.

Approvals Required for Work
The following are examples of the types of work that require a permit from the Commission:
• painting wood, masonry, or iron fences, handrails, balusters, or stoops a different color;
• painting previously unpainted masonry surfaces;
• repairing or resurfacing masonry stoops, handrails, or walls;
• cleaning masonry surfaces;
• repointing masonry stoops, wall areas, or handrails;
• removing paint or rust with chemicals or blasting;
• replacing parts of a fence or railing with new parts;
• installing or constructing a fence, railing, or wall where none exists;
• removing a fence, handrail, wall, stoop, or similar building component; and
• replacing, recreating or removing any stoop, fence, or handrail.

Patching and fixing in limited areas would be ordinairy maintance and as such, doesn’t require a permit. But – bear in mind even if you think you’re just going to patch here and there, conditions may be uncovered that require more extensive work. As the landmark process is relatively simple and not terribly expensive, I’d recommend it as getting rid of a violation is more trouble than getting the permit. I generally get one for everything except painting (in the same color) – but then I’m an architect and few things seem to take longer than construction being held up by Landmarks

If you are repairing your stoop, not trying to change it, you don’t need a permit.

The LPC has many published references for the difference between ordinary repairs (no permit needed), and permits for minor or major work. See:
LPC FAQ: http://bit.ly/6m4L7y
Rowhouse Manual: http://bit.ly/eSZi8a
Rules of the LPC: http://bit.ly/fPW1SF