Design
Design &
Documentation
Architectural and technical design services for New York City building projects — from initial zoning analysis through construction-ready documentation and DOB filing. Post & Lintel supports owners, developers, and contractors across all project phases.
Design services are the foundation of every compliant, well-built project in New York City.
Architectural design services cover the planning and technical work required to develop construction-ready plans for a building or renovation project — including architectural layouts, structural coordination, and MEP (Mechanical, Electrical, and Plumbing) integration developed in accordance with NYC Building Code and zoning regulations.
Post & Lintel approaches each engagement on its own terms, balancing regulatory requirements, existing conditions, and the client's objectives. Work ranges from single-scope document preparation to full multidiscipline coordination from early-stage analysis through construction administration.
Who We Work With
Our design services support building owners navigating renovation approvals, developers coordinating new construction filings, co-op and condo boards managing façade and infrastructure work, and contractors who need design coverage to close permits or violations.
The Design Process
Every project follows a structured path from initial assessment to permit-ready documentation. Understanding where your project sits in this process helps set accurate timelines and scope expectations.
Navigating the NYC Department of Buildings
The NYC Department of Buildings regulates construction through a permit and filing system tied to the NYC Building Code and Zoning Resolution. Understanding when a filing is required — and which path to take — is a core part of design service delivery in New York.
When Architectural Plans Are Required
Plans must be prepared by a registered architect or engineer and submitted to the DOB whenever proposed work alters a building's layout, structure, occupancy, use, or egress configuration. This includes interior renovations, façade and roof work, structural modifications, additions, and the legalization of work performed without a permit.
DOB NOW vs. eFiling
Most new filings in New York City are processed through DOB NOW, the Department's online portal. Some legacy filing types and specific job categories may still go through eFiling. Post & Lintel manages the submission process on behalf of clients, including account setup, application preparation, and response to agency communications.
Plan Examination vs. Professional Certification
NYC DOB offers two paths for construction drawing review. Under Standard Plan Examination, the DOB reviews submitted drawings and issues objections for revision before issuing permits. Under Professional Certification (Pro-Cert), the architect or engineer of record self-certifies code compliance, enabling faster approval — though with greater professional responsibility and exposure to DOB audit.
Standard Plan Examination
Agency review at each stage. DOB issues objections and the design team responds before permit issuance. Appropriate for complex scopes, high-occupancy buildings, and projects where Pro-Cert is not available or preferred.
Professional Certification
The architect or engineer self-certifies compliance at time of filing. Permits issue faster, but the professional of record assumes expanded liability. Subject to random DOB audit after permit issuance.
Work Types That Require Filing
The following categories of work typically require a DOB filing and construction drawings. This list is illustrative, not exhaustive — requirements are determined on a project-by-project basis.
- Interior partition changes
- Structural modifications
- Façade repairs and alterations
- Roof replacement or repair
- Fire-rated assembly changes
- Egress modifications
- HVAC system modifications
- Plumbing rerouting
- Sprinkler system changes
- Change of occupancy or use
- Cellar or attic conversions
- New window or door openings
Zoning Analysis in New York City
New York City's Zoning Resolution governs what can be built, where, and at what scale. Zoning analysis is a prerequisite to meaningful design work — it defines the permissible uses, maximum floor area, bulk limits, yard requirements, and parking regulations that apply to a given site.
Use Groups & Occupancy
Each building in New York City is assigned a use group under the Building Code and a zoning district under the Zoning Resolution. Changes to a building's use or occupancy can trigger new code requirements, parking calculations, and zoning approvals that must be addressed in design documentation.
FAR, Bulk, and Setback Requirements
Floor Area Ratio (FAR) controls the total built area relative to the lot. Bulk regulations — including height limits, setbacks, and open space ratios — govern the three-dimensional envelope of what can be built. Understanding these constraints is essential before any schematic design begins on additions, enlargements, or new construction.
Special Purpose Districts & Overlays
Many areas of New York City are subject to special zoning provisions — including Mandatory Inclusionary Housing areas, Special Mixed-Use Districts, and contextual zoning overlays — that modify or supplement base district regulations. Post & Lintel reviews applicable special districts as part of the initial zoning assessment on each project.
Board of Standards & Appeals (BSA) and Board of Zoning Appeals
Where a project cannot comply with applicable zoning requirements, variances or special permits may be sought through the Board of Standards and Appeals. These processes involve public hearings and formal filings, and design documentation plays a central role in supporting the application.
As-Built Drawings & Violation Resolution
A significant portion of design work in New York City involves existing buildings — documenting what was built, reconciling it with DOB records, and navigating the legalization process for work that was done without permits.
What Is an As-Built Set?
An as-built drawing set documents existing conditions as they are — not as originally permitted or designed. These drawings are required when legalizing prior work, applying for Certificates of Occupancy (CO or TCO), or updating DOB records to reflect current building conditions. As-built sets must be field-verified and prepared by a licensed architect or engineer.
Resolving DOB Violations Through Design
Many open DOB violations — including Work Without a Permit, illegal conversion, egress deficiencies, and fire safety violations — require a filed design solution to resolve. The process typically involves preparing and filing legalization drawings, obtaining permits, completing any required work, and obtaining a final inspection sign-off.
Certificate of Occupancy (CO) Issues
Buildings with an incorrect or outdated CO — or those undergoing a change of use — often require a new or amended CO. This process involves demonstrating compliance with applicable code and zoning requirements through filed drawings and inspections.
Landmarks & Historic Districts
Buildings within New York City Landmarks Preservation Commission (LPC) jurisdiction require LPC review and approval for exterior alterations before any DOB filing can proceed. This includes individually landmarked buildings and buildings within the city's designated historic districts. Post & Lintel coordinates LPC submissions and manages the approval process alongside DOB filings where both are required.
Structural, MEP & Systems Design
Construction-ready documentation in New York City requires coordination across architectural, structural, and mechanical, electrical, and plumbing (MEP) disciplines. Post & Lintel manages this coordination to produce complete, code-compliant drawing sets.
Structural Design Coordination
Structural work — including beam replacements, floor openings, foundation modifications, and lateral system upgrades — requires signed and sealed drawings from a licensed engineer. Post & Lintel coordinates structural scope with engineering consultants and integrates structural drawings into the overall permit set.
MEP Systems
Mechanical systems (HVAC), electrical distribution, and plumbing rerouting each require design documentation for DOB filing. In renovations and alterations, MEP scope is often driven by code compliance requirements — ventilation rates, energy code compliance, fixture counts — rather than preference, making early coordination essential.
Energy Code Compliance
New York City has adopted the NYC Energy Conservation Code (NYCECC), based on ASHRAE 90.1, with local amendments. New buildings and major alterations must demonstrate energy compliance through COMcheck, energy modeling, or prescriptive compliance paths. Energy documentation is part of the DOB filing package.
Accessibility & ADA
Projects that trigger accessibility review under the NYC Building Code or federal ADA requirements must address accessible routes, clearances, restroom compliance, and signage as part of the design documentation. The applicable requirements depend on building type, scope of work, and cost thresholds.
What Post & Lintel Has Supported
The following represents the range of design and documentation work Post & Lintel has been engaged to support. Each project is scoped individually based on building type, regulatory context, and client objectives.
- Zoning and land-use analysis
- Code and occupancy review
- Conceptual and schematic design
- Design development coordination
- Structural design coordination
- MEP design coordination
- Retrofit and rehabilitation planning
- Existing condition documentation
- As-built and legalization drawings
- Construction documentation
- DOB filing and permit management
- DOB NOW and eFiling submissions
- Objection response and plan exam coordination
- Professional certification filings
- LPC application coordination
- Violation resolution drawings
- Certificate of Occupancy filings
- Energy code compliance documentation
- Accessibility compliance review
- Construction-phase design support
- RFI and submittal review
- Renovation and restoration planning
Sectors & Building Types
Post & Lintel has supported design and documentation work across a range of building types and ownership structures in New York City.
Frequently Asked Questions
How long does DOB plan approval take?
Review timelines vary by filing type, project complexity, and current DOB workload. Standard plan exam can range from a few weeks to several months. Professional Certification allows permit issuance at the time of filing, subject to post-issuance audit.
Can Post & Lintel file on behalf of a client?
Yes. As the architect or engineer of record, Post & Lintel manages DOB NOW submissions, communicates with plan examiners, and coordinates permit issuance — representing the client through the filing process.
What is a Letter of Completion (LOC)?
A Letter of Completion is issued by the DOB upon satisfactory completion of permitted work that does not require a new or amended Certificate of Occupancy. It is the standard close-out document for most alteration work in occupied buildings.
What is a Special Inspection and when is it required?
Special Inspections are required by the NYC Building Code for specific types of work — including structural steel, concrete, masonry, and foundation systems — where a third-party inspector must verify compliance during construction. Post & Lintel offers Special Inspection services separately.
Do I need an architect for a Local Law 11 repair project?
FISP (Façade Inspection Safety Program) filings require a Qualified Exterior Wall Inspector (QEWI). Where façade repair work requires a DOB permit, signed and sealed drawings are also required. Post & Lintel offers both FISP and design services for façade projects.
What happens if I did work without a permit?
Unpermitted work can result in DOB violations, Stop Work Orders, and difficulties obtaining a CO or refinancing. The legalization process involves preparing as-built drawings, filing them with the DOB, obtaining a permit, and completing any required inspection or corrective work.
How are fees structured for design services?
Fees are structured based on project scope, building type, and the level of documentation required. Post & Lintel provides written proposals outlining scope and fee prior to engagement. Contact us to discuss your project.
Does Post & Lintel handle green building or sustainability requirements?
Yes. Post & Lintel supports energy code compliance, Local Law 97 carbon reporting context, and LEED documentation coordination. Sustainability considerations are integrated into the design process where applicable.
Every project starts with a conversation. Reach out to discuss scope, timeline, and next steps.
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