Replacing Windows in Landmarked District

Hi all. We live in a landmarked district and none of our windows are original. I am aware that if we replace the front windows they must be approved by landmarks & I am aware that it will be expensive although I don’t have a ballpark yet. I have a couple questions about the process:

– Must they all be done at once? Or can you do half the windows? We have awful windows on 2 floors. But the windows on the other two floors are in very good shape and there’s no reason we’d be replacing them at this time. Will landmarks make us do all of the front windows at once? Or could we only do the floors with bad windows at this time?

– We plan to do some renovations within the year. Is replacing windows typically a separate project though a window company, or is it something that makes sense to wrap into a larger project and have your GC supervise? If the former, we may just go ahead with them now to get one thing out of the way.

Thank you!

gemby

in General Discussion 7 years and 11 months ago

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gemby | 7 years and 11 months ago

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Hi again. We’ve decided to go ahead and replace all of our front windows, using a window company to keep the project separate from our other interior renovations.

We were planning to do this first, but someone just pointed out that the windows could be damaged during demo and maybe we should wait.

Does anyone have thoughts on replacing windows before or after completing other interior renovations?

gemby | 7 years and 11 months ago

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Thank you! And it’s one thing we can get started on that’s not so overwhelming 🙂

resident2 | 7 years and 11 months ago

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Go with a window installer separately from your inside project. Use a window company that deals with Landmarks all the time and you will end up with a better quality job. They will deal with landmarks and get the permit quicker than a GC combining it with the interior and it will not hit the tax assessors office.
You will also not be paying a GC override on the window part of the work.

gemby | 7 years and 11 months ago

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Thank you, this is very helpful! The existing windows were all replaced before the area was landmarked so there would not be a violation. However, if getting a match later will be difficult, then will will go ahead and do them all at once.

We’re not sure if our inside projects will need permits yet as we’re still working out the scope of our renovation plans. Will replacing windows need approval from both DOB & Landmarks or only Landmarks?

If we do end up needing a permit for interior work from DOB, could wrapping the windows into that project help minimize the property tax hike as we’d be doing renovations once instead of twice?

I’m also curious if most people go directly to one of the Window Replacement Companies or if this is usually budgeted and executed as part of a renovation with a contractor.

resident2 | 7 years and 11 months ago

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If your inside projects need a building permit, part of the permit process is an approval from landmarks or a waiver from landmarks if what you are doing on the inside does not effect the outside.
That said; most architects that are familiar with working in Landmark districts will file them separately, because you do not want Landmarks holding up the inside work.
Another issue to consider; when you file for your windows, the windows that are in “better condition”, where they replaced after the house was land marked?
The NYC landmarks commission have photographs of every house at the approximate time of the land marking. If they think your better windows were replaced without a permit, they will issue a violation and want them replaced.
It is better to replace all the front at the same time, because it will be almost impossible to get an exact match a few years later. Manufacturers slightly change their manufacture process, color etc and installers all have slights different installation techniques, as well as them weathering over time differently.