What Are Property Preservation Services? Answers & Much More

Let’s say you own a property in New York City located in a historic district or that is a designated Landmark, and you would like to renovate or alter it. You’ll need to call a high-end historic restoration property team to preserve your property’s integrity.

But what’s included with property preservation services? What’s the Landmarks Preservation Commission, and what impact does it have on your property? What are the requirements for obtaining Landmarks’ approval, and what happens if you don’t comply with Landmarks’ regulations?

If you’ve wondered about the answers to any of these questions, you’ve come to the right place. From historic restorations to building maintenance (and more), property preservation is all about maintaining value, integrity, and legal compliance with the property’s applicable Landmarks laws.

In this article, we will discuss:

• What does property preservation mean?
• The role of the NYC Landmarks Preservation Commission (LPC) in property preservation projects.
• LPC’s review processes for property preservation projects.
• What to expect from the LPC when renovating.
• Navigating, designing, and building within the pre-existing conditions of the property.
• Complying with the LPC’s guidelines while maximizing design and construction potential.
• Property preservation services.
• Examples of property preservation.
• Choosing a high-end luxury property preservation firm for your project.

Understanding property preservation

The goal of property preservation is to maintain, protect, and enhance the safety, aesthetic character, and value of the property. Preservation work may affect both the exterior and interior of a subject property.

Most preservation projects subject to New York City’s Landmarks regulations concern changes to the exterior of a building. However, where the interior is a designated landmark, alterations to the interior elements will also be subject to review.

When preservation work is needed, construction firms specializing in luxury or historic properties collaborate with architects to help conduct detailed inspections, repairs, and improvements to keep a property in tip-top shape.

Property preservation services are important for both residential and commercial properties and can be performed in both unoccupied and occupied buildings.

Benefits of property preservation within historic districts

Homeowners can reap the rewards of property preservation in historic districts. Some of the benefits of building and preserving property in historic areas include:

• Stabilized and increased property values.
• Improved energy performance and reduced environmental impact.
• Structural stabilization of the property.
• Improved maintenance of the property.
• Providing accurate information about a property’s existing conditions.
• Identifying pre-existing conditions that require attention such as asbestos, lead paint, old plumbing, and obsolete electrical systems.
• Revealing the beauty of original historic elements.

Beginning a property preservation project

To fully benefit from property preservation effort, we recommend starting the process early. When you give yourself enough time to ask questions of architects and builders about property preservation, understand the permit process, design the alterations you desire, and include buffer time for any potential setbacks, you’ll be in a better position to have a successful project.

That’s how we operate at Scordio Construction, Inc., and it’s how we intend to operate as long as we’re serving high-end clients and doing business with the owner’s representatives who work with the Landmarks Preservation Commission.

The role of the NYC Landmarks Preservation Commission

New York City’s Landmarks Preservation Commission (LPC), the largest municipal preservation agency in the nation, is responsible for protecting NYC’s landmarks, buildings, historic districts, and other historic and cultural sites. The LPC establishes historic districts and designates individually landmarked properties.

Their regulations apply to alteration or renovation work on designated properties and properties located within historic districts. They do so to protect the historic and architectural significance and character of the properties.

The LPC may designate the interior of a building as a landmark, especially if the interior contains historically significant elements like murals, staircases, or unique fixtures. When the interior of a building is deemed a historic landmark, the LPC will also regulate interior alterations.

Although most projects subject to LPC regulations involve exterior work, even work that affects only the interior will require Landmarks’ review and a permit.

Usually, the LPC requires that alterations to protected properties preserve the ‘historic fabric’ in existence. Modifications may be made with LPC consent, but if changes are made without a permit or inconsistent with approval, the owner may receive a violation that requires corrective action and a fine.

If you’re planning a renovation on a landmarked property, you’ll need to file with the LPC for permits. Construction plans must be approved by the LPC before construction can commence. Depending on the extent of work, a DOB filing may also be necessary in addition to Landmarks approvals.

As a property preservation firm, Scordio Construction, Inc. can provide needed expertise to guide an owner through the filing process so that the project receives appropriate and timely approvals.

LPC’s review processes for property preservation projects

Two distinct types of review processes may apply to a project. For projects where proposed alterations consist of maintenance, restoration of existing elements, or alterations that meet the LPC’s rules, the LPC staff will review the work. Examples of this are replacement of windows and doors, repointing masonry or restoration of building exteriors, and alterations that aren’t visible from public streets.

For more complex projects such as enlargements, changes to the appearance of a building, or modifications to listed interiors, the project will be reviewed by staff and then presented for review by the LPC commissioners at a public hearing.

Following review and approvals by either staff or the commissioners, a permit will be issued. There are three main types of permits:

• Permit for Minor Work (PMW): issued for exterior work that doesn’t require a Department of Buildings permit and is for primarily restorative work.
• Certificate of No Effect (CNE): issued when a Department of Buildings permit is required and where it has “no effect” on architectural features.
• Certificate of Appropriateness (COFA): issued for projects that have undergone full Commission review and approval.

What to expect from the LPC when renovating

When renovating a historic building subject to LPC regulations in New York, a property owner, or their representative (such as property consultants, tenants, or architects) must submit an application which typically includes photographs, architectural drawings, descriptions of processes, and/or material samples.

Currently, all applications to Landmarks are made via their online portal, Portico. Once all required materials have been submitted, staff will review to determine whether a staff-level or public review is required. A staff-level review is always desirable because it’s faster.

During a staff-level review, if additional information or clarifications are needed, the staff will communicate directly with the applicant. When the work has been determined to comply with LPC rules, a permit will be issued.

Public hearing reviews are more elaborate and time consuming.

The submittal materials may include research into the history of the property, detailed drawings, and computer-generated imagery to be presented in the hearings.

In addition to the LPC public hearing, the project must be presented to Community Board of the project’s location. Like a staff-level review, prior to the hearings, LPC staff may request additional information or suggest alternative approaches to the project that may make success at the hearing more likely. Public hearing reviews will be more costly and may require several months to complete.

What happens if the LPC doesn’t approve an application?

“What happens if the LPC doesn’t approve my application?” is a question we often hear from clients.

Because the permit application process allows for the project team to work with Landmarks staff to arrive at an acceptable proposal, it’s rare that an application is denied outright.

Landmarks staff will advise early in the process whether the proposal complies with its rules, in which case a staff-level approval is possible, and the team can work with Landmarks on arriving at an approvable proposal.

Where the project must go to public hearing, staff will identify the elements of the design that will receive the most scrutiny and help the design team make decisions that improve the chances of success at review.

Architects and engineers plan and build. The firm executes the work.

You can imagine how important having clear, coherent lines of communication between the parties involved must be when creating a proposal for review.

During review, the LPC may suggest changes it feels necessary to ensure that the proposal maintains the building’s historic qualities or its contribution to the historic district. Therefore, effective communication between team members is crucial to preserving the design objectives, budgetary and construction feasibility.

When construction proceeds, all details must be followed to the “T.” Elements preserved and restored, new materials installed, paint colors, and construction methods, must be executed according to the approved plans.

At Scordio Construction, Inc., we are scrupulous about the details. Our professionals maintain transparency and open lines of communication at every step of the way to ensure a flawless finish that realizes your vision while adhering to Landmarks’ approval.

Staying within the LPC’s guidelines while maximizing design potential

How do you balance following strict guidelines while also catering to the unique aesthetic objectives of a renovation project? The answer lies in a clear understanding of the project objectives through close communication by all members of the project team.

The project designers will establish, in conjunction with the owner, the basic project parameters with respect to the scope of alterations and the aesthetic goals.

A construction firm with expertise in property preservation will contribute essential knowledge about everything. This essential knowledge includes replicating decorative features like cornices, capitals, medallions, and decorative details, the use of materials such as terra cotta, cast stone, and natural stone, and methods of restoration of masonry and other finishes.

Scordio Construction, Inc.’s team of preservation specialists approach each historic restoration with the utmost care, tremendous professionalism, and precise attention to detail. With our design and builder’s expertise, and our familiarity with the LPC’s guidelines, we’re able to deliver a finished product that’s second to none. Our builds fulfill both your unique vision and preserves our historic heritage.

Navigating pre-existing conditions and repairs with property preservation

Whether restoring masonry, removing asbestos and stripping lead paint, replacing old plumbing or updating electrical systems, construction firms must be adept at dealing with pre-existing conditions. Our experts will inspect building exteriors, building systems, and structural elements, among others.

At historic properties, these inspections sometimes reveal unexpected conditions, creating obstacles to the timely and successful completion of work. The observations will be communicated to the design team so that the scope of work is comprehensive and complete.

We always assemble qualified, experienced staff that can manage any construction challenge. At Scordio Construction, Inc., we always work within New York City guidelines to ensure compliance with building codes, safety regulations, and health standards.

Our experts ensure that all work is approved and complies with applicable laws. In other words, no surprises, no fine print, and no mysterious repairs are hidden. You can count on us to be accurate and transparent throughout the entire process.

Scordio Spotlight: Romanesque exterior design of a Midtown East townhouse

Here’s an example of what property preservation looks like in action in one of our luxury residences.

Built in the 1870s, this Italianate-style townhouse once served as the residence of William Russell Grace, New York City’s first Irish-Catholic mayor and founder of W.R. Grace & Co. Over time, it was converted into a multi-family residence, which led to the loss of many original architectural details.

In partnership with architect Manuel G. Mergal,, AIA, LEED AP, we transformed the building back into a single-family home for a nonprofit organization.

While the home isn’t officially landmarked, it was restored with the same rigor, care, and craftsmanship we bring to all historic properties.

We preserved the hallmark features of Italianate architecture — such as the bracketed cornices, elongated windows, and refined proportions — while bringing the home into the modern era through structural reinforcements, system upgrades, and interior refinement. The result is a historic residence that respects its past and is built to serve a meaningful future.

Timeless and sophisticated, we love this historic townhouse renovation for its crisp Italianate detailing, carefully preserved stonework, and elegant interiors. It’s a powerful reminder that preservation doesn’t mean compromise. This townhouse renovation elevates design through craftsmanship that honors the building’s origins while enhancing its longevity and livability.

Have a building in need of property preservation?

If you’re considering a project involving a property, building, or custom-crafted home that needs property preservation, you’ll want to do your research first. With the real estate property market expected to grow 6.5% or more from now until 2032 (Credenceresearch.com, 2024), choosing a reputable luxury construction project management firm is essential.

You will want a team that is skilled and familiar with quality architects who understand the LPC’s guidelines. What’s more, you’ll want a team that leaves nothing left to the imagination, a team that has a track record of recognition by the press.

With a qualified and skilled construction firm, you can begin your next property preservation project with confidence, knowing that the job will be completed exactly the way you imagined.

For help with your next property preservation project, don’t hesitate to reach out to our property preservation specialists at Scordio Construction, Inc. Contact us today to speak with one of our knowledgeable and dedicated property preservation specialists. We would love to hear what you have in mind!

Scordio Construction, Inc.: Preserving Luxury Properties for 40+ Years 

Norman Cox from Union Street Studio Architects PLLC and Manuel G. Mergal from Mergal Architecture & Design contributed to this article.