Planning guide
Renovation permits in New York City vs. Suffolk County
The same kitchen or bathroom project goes to a different authority, under a different code, depending on which side of the city line your house sits.
Short answer
In the five boroughs, the NYC Department of Buildings issues permits under the city's own construction codes. In Suffolk County, there is no single office: your town or incorporated village building department issues permits under the New York State Uniform Code plus local rules. Trade licensing also differs, so confirm requirements with your authority before work starts.
- Who it is for
- Owners of private single-family and two-family houses in Queens, Brooklyn, the Bronx, Staten Island or Suffolk County
- What it covers
- Kitchen, bathroom, basement and whole-home renovations
- When to read it
- Before you sign a contract or schedule demolition
Who issues the permit
| Where the house is | Permit authority | Building code |
|---|---|---|
| Queens, Brooklyn, the Bronx, Staten Island | NYC Department of Buildings (DOB) | NYC Construction Codes (New York City has its own code) |
| Unincorporated area of a Suffolk town | That town's building department or division | NYS Uniform Fire Prevention and Building Code, plus the town code |
| Incorporated village in Suffolk | That village's building department or building inspector | NYS Uniform Code, plus the village code |
The New York State Uniform Code has applied across the state since January 1, 1984, except in New York City, which keeps its own code. State law also lets local governments adopt standards stricter than the Uniform Code, which is one reason two Suffolk towns can handle the same project differently.
New York City: what DOB says about one- and two-family houses
DOB states that most construction in the city requires approval and permits, but some minor alterations and ordinary repairs may be done without a work permit. DOB's examples include painting, plastering, installing new cabinets, plumbing fixture replacement, resurfacing floors and non-structural roof repair. Some of those examples carry conditions on DOB's page, so read them there rather than relying on a summary.
- Plans: for general construction work on a one- or two-family house, DOB says the owner must hire a Registered Design Professional (a licensed architect or engineer) to submit plans before work begins.
- Plumbing: plumbing work must be performed by a Licensed Master Plumber.
- Electrical: electrical work needs a separate permit and an NYC licensed electrical contractor.
- Gas piping and fuel-burning equipment: these require specially licensed trades.
- Home improvement contractors: contractors doing home improvement work need a Home Improvement Contractor license from the NYC Department of Consumer and Worker Protection (DCWP), which you can check with DCWP's online license lookup.
DOB also allows certain emergency work to start before a permit, using an Emergency Work Notification, with permits filed afterward. That's for genuine emergencies, not a way to skip filing for planned work.
Suffolk County: town by town, village by village
Suffolk County lists ten towns, and the county also contains many incorporated villages; each runs its own permit process. Forms, fees, drawing requirements, inspection steps and online filing systems differ. A few examples from town websites and town codes show the pattern.
- Town of Brookhaven: Brookhaven Town Code Chapter 16 provides for administering the NYS Uniform Code and Energy Code in the town and requires a building permit for construction, enlargement, alteration, improvement, removal, relocation or demolition of a building or structure, with limited exemptions (for example, a one-story detached shed or playhouse of up to 144 square feet in a conforming location). New York State's code-administration rules separately list painting, wallpapering, tiling, carpeting and similar finish work among the categories that do not require a building permit.
- Town of Huntington: the Building & Housing Division issues building permits and checks that construction meets state and local code requirements. Plumbing has its own inspection process.
- Town of Islip: the Building Division's permit guide says the actions it lists are subject to both the NYS Uniform Code and the town zoning code, and it lists finishing a basement as an interior alteration needing a building permit.
Licensing is split as well. Suffolk County's Department of Consumer Affairs licenses home improvement contractors and electricians. Plumbing licensing is handled differently. In the Town of Huntington, for example, the town plumbing code requires a town-issued plumbing license for plumbing work, with limited exceptions, and a town plumbing permit. Ask your building department which licenses it expects to see on the application.
Where the two systems differ in practice
| Question | Five boroughs | Suffolk County |
|---|---|---|
| Who to call first | NYC DOB (and DCWP for contractor licenses) | Your town or village building department |
| Code | NYC Construction Codes | NYS Uniform Code plus local code |
| Contractor license | NYC DCWP Home Improvement Contractor license | Suffolk County Consumer Affairs home improvement license |
| Plumbing and electrical | NYC Licensed Master Plumber; NYC licensed electrical contractor | County electrician license; plumbing rules set by the town or village |
| Zoning review | Through DOB plan review | Often a separate town zoning review, and possibly a zoning board |
Questions to settle before work starts
- Which authority covers this address: DOB, a town or a village?
- Does this scope need a permit, and does it need stamped drawings?
- Who files the application, and whose name and license go on it?
- Which trades need their own permits or licenses, such as plumbing, electrical or gas?
- Which inspections are required, and who schedules them?
- Does the project change the legal use or occupancy, as with a basement? If so, read finishing a basement first.
- For a co-op or condo, what does the board require in addition to the city or town?
Planning aid
Permit pre-check
- I know whether my house is in NYC, an unincorporated Suffolk town area, or an incorporated village.
- I have the building department's current website and phone number.
- I know whether my scope needs a permit and drawings.
- I know who files the application and whose licenses appear on it.
- I have checked the contractor's home improvement license with DCWP (NYC) or Suffolk County Consumer Affairs.
- Plumbing, electrical and gas work go to appropriately licensed trades.
- I know which inspections are needed and when.
- The contract says who obtains permits and closes them out.
From planning to a project
Plan this with us: Whole-home renovation by area
- Whole-home renovation · Queens Home renovation in Queens, sequenced room by room Several rooms opened, inspected and closed in one planned sequence
- Whole-home renovation · Brooklyn Home renovation in Brooklyn's older houses, floor by floor Floor-by-floor plans for narrow attached and rowhouse interiors
- Whole-home renovation · The Bronx Home renovation in the Bronx, planned around the house you own Multi-room interiors for Bronx houses, not large apartment buildings
- Whole-home renovation · Manhattan Full-apartment and townhouse renovation in Manhattan One schedule from board package to final walkthrough
- Whole-home renovation · Staten Island Home renovation on Staten Island, from refresh to full interior A written room-by-room call on refresh versus full renovation
- Whole-home renovation · Suffolk County Home remodeling in Suffolk County, planned as one interior project Ranch, cape and split-level interiors remodeled in one sequence
Sources
- Do I Need a Permit?, NYC Department of Buildings. Accessed 2026-11-02.
- Project Requirements for Owner: 1- and 2-Family Buildings, NYC Department of Buildings. Accessed 2026-11-02.
- Uniform Fire Prevention and Building Code, New York State Department of State. Accessed 2026-11-02.
- Building Division, Town of Brookhaven. Accessed 2026-11-02.
- Building & Housing, Town of Huntington (undated (page footer © 2026)). Accessed 2026-11-02.
- When Is a Permit Required, Town of Islip Building Division (2025-06-16 (footer 'When is a Permit Required 2025-06-16 (002)')). Accessed 2026-11-02.
- Licensing, Suffolk County Department of Consumer Affairs (undated (© 2026)). Accessed 2026-11-02.
- Town of Huntington Plumbing Code, Town of Huntington (undated (page footer © 2026)). Accessed 2026-11-02.
- Visiting Suffolk County, Suffolk County Government (undated (page footer © 2026)). Accessed 2026-11-02.
- Chapter 16: Building Construction Administration (Town of Brookhaven Code), Town of Brookhaven, via eCode360 (General Code) (chapter adopted 1987; § 16-3 last amended by L.L. No. 15-2022, effective 2022-12-30 (as shown on eCode360)). Accessed 2026-11-02.
- Town of Huntington Plumbing Code (Chapter 153), PDF, Town of Huntington (undated PDF linked from the town's Plumbing Code page (references 2015 revisions)). Accessed 2026-11-02.
Not sure what your project needs?
Describe the work and where the house is. In the planned process, the written scope notes which permits the work is expected to involve.