Design

What are Design Services?

Design services refer to the planning and technical work required to develop construction-ready plans for a building or renovation project. This includes architectural layouts, structural plans, and MEP (Mechanical, Electrical, and Plumbing) designs that comply with NYC building codes and zoning regulations.

When does the NYC Department of Buildings require architectural plans?

Architectural plans are required whenever proposed work alters layout, structure, use, occupancy, or egress. This includes interior renovations, façade work, additions, and legalization of unpermitted construction. Plans must be signed and sealed by a registered architect or engineer and submitted to the DOB.

What types of work need to be filed with the DOB?

You must file with the DOB for:

  • Interior layout changes (e.g., adding/removing walls)

  • Structural work (e.g., beams, joists, foundations)

  • Façade and roof repairs

  • Fire-rated assemblies and egress changes

  • HVAC, plumbing, and sprinkler system modifications

How does DOB approval work for construction drawings?

After preparing the drawings, they’re submitted to the DOB through DOB NOW or eFiling. The DOB reviews for code, zoning, and energy compliance. If objections are raised, they must be resolved before permits are issued.

What is the difference between Standard Plan Examination and Professional Certification?

  • Standard Plan Examination (Plan Exam): DOB reviews drawings and issues objections for revision.

  • Professional Certification (Pro-Cert): The architect self-certifies code compliance, allowing faster approval but requiring higher responsibility.

Do I need architectural plans to correct a DOB violation?

Yes, for most construction-related violations (e.g., Work Without a Permit, egress issues, or illegal partitions), you need as-built drawings and a filed plan to legalize and close the violation.

What is an as-built or legalization set?

An as-built or legalization set documents existing, previously unapproved conditions for the purpose of retroactive DOB approval. These sets are required when resolving violations, applying for Certificates of Occupancy, or updating city records.

When do I need to involve the Landmarks Preservation Commission (LPC)?

If your building is landmarked or in a historic district, any exterior design work must be reviewed and approved by the LPC before DOB filing. This includes windows, façades, stoops, and signage.

Over the Years, Post & Lintel Has Supported Projects Involving:

  • Zoning and land-use analysis

  • Code and regulatory review support

  • Conceptual and schematic design development

  • Design development coordination

  • Structural design and analysis coordination

  • Retrofit and rehabilitation planning

  • Existing condition documentation support

  • Construction-phase design support

  • Construction documentation coordination

  • Project and consultant coordination

  • Interior design support

  • Sustainability and compliance considerations

  • Renovation and restoration planning

Every project starts with a conversation.
For design-related inquiries, please visit our Contact Page to connect with Us.



Our Design solutions are tailored to each project’s specific needs, balancing creativity, functionality, and regulatory requirements.
For more information on design standards, plan submissions, and DOB approval processes, visit NYC DOB