Need advice for surprise LPC violation just issued

I live in a small condo building that was fully renovated in 2007. Last month one of the apartments wanted to replace their windows with exactly the same windows that exist now (nine over one) but better insulated ones, and so went to LPC to get approval (we’re in a landmarked district). LPC informed us that all the windows in our building are in violation – they originally were nine over nine. It seems that the developer who converted and renovated the building in 2007 (years before any of us owned apartments) didn’t get permission from LPC to change the windows to the current configuration.

LPC has now given us a violation and is requiring us to go to the community board hearing and an LPC hearing to legalize the existing window configuration. They want elevation drawings of the existing windows, elevation drawings of a “windows master plan” and elevations for the window configuration that is legal. We’ve been shopping around and to get those drawings and have someone rep us at the CB and LPC hearings it’s going to cost $6000! We’ve hired a consultant to help us throu gh this process, too, so that’s going to cost money. She told us that LPC violations can often lead to costly fines…

If anyone has any experience dealing with LPC in this situation let me know. Seems insane to punish our building for work that was done years ago by a developer. We want to make things right and clear violations but we don’t have the money to afford thousands of dollars.

bonald

in General Discussion 6 years and 8 months ago

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anon421

in General Discussion 6 years and 7 months ago

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LPC staff can provide guidance to property owners and discuss options on how to address the violation. In many cases, there is no need to hire a consultant or an architect. Reputable window companies can provide drawings and cut sheets, and owners can provide other materials, such as photographs and simple drawings. Please call (212) 669-7951 or send an e-mail to violations@lpc.nyc.gov to discuss next steps on how to correct the violation. Check out LPC’s website for more information on how to correct a violation https://www1.nyc.gov/site/lpc/violations/correct-violation.page

No fines are imposed in situations where a violation is promptly addressed. LPC’s main goal is to have the violations corrected and protect landmarks, not to fine property owners.

resident2 | 6 years and 7 months ago

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Unless the LPC has recorded a violation it will not show up in a title search / report. Landmark violations often become matters of record many years after the work was done in “violation”, it depends on when someone complains or an inspector was in the neighborhood and noticed something questionable….. go back to their office and discover no permit… violation placed.
All that said; you will have to deal with it as a whole building just like any other property owner. But also, as a whole building agree to amend the house rules that individual owners cannot change their windows. They are a building wide issue especially in a Landmark Building…. Landmarks hates patchwork window styles, quality, shades of many colors etc.

dxylqaecohknmgh | 6 years and 7 months ago

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We experienced the same – our seller had violations and our legal counsel never caught it. in their closing due diligence. (That’s another story.) We had about 7 violations.

I’ve done a TON of work myself to get these violations removed. Yea, you could pay a consultant, but at the end of the day, you have to negotiate a good workaround that you can afford.

For our window issue (the developer removed and replaced historic windows with aluminum windows which is a LPC no-no), we researched several window companies. (LPC shared a list of window companies that are familiar with LPC compliance.) The window company we used (We Are Windows – I’d give them 3.5/5 stars) did the drawings for us for around $1,500 i think. We ended up paying $23k for 9 new windows. There is also a NYS tax credit that is fairly easy to get so long as you can complete the paperwork… We’re getting around $6k on the $23k spent.

It’s all such a pain in the ass. Meanwhile, you got all these DeBlasio developers building and rehabbing large properties in our communities that look like shit on a much grander scale. But I digress… 🙂

If you have the time and stamina to deal with the issue yourself, I’d do that and avoid a consultant. I have a couple good contacts at LPC that can help too, if you’d like. You just HAVE to stay on top of them.