Repairs versus replacement
Generally, minor repairs such as patching a small leak, resealing flashing or replacing a few damaged shingles are treated differently from tearing off and replacing a roof. Replacing the covering on a building often involves a filing or permit in New York City, while small maintenance may not. The line depends on scope, building type and the rules in force at the time, so treat any general guide, including this one, as a starting point and not a ruling.
If you are not sure which category your job falls into, describe the work to the Department of Buildings or your local building department and ask. A short call or written question before work starts costs far less than stopping a job midway. Keep any answer you receive, with the date and the name of the person you spoke with, in your project records. Written answers protect you if a question comes up later.
- Small patching: often treated as minor
- Full covering replacement: often needs a filing
- Structural or drainage changes: likely need one
- When unsure: ask before work starts
What tends to trigger a filing
Work that goes beyond like-for-like covering is more likely to need review. Examples include altering the roof structure, adding or moving a bulkhead or hatch, changing drainage, installing equipment, raising a parapet, or work that needs scaffolds and sidewalk protection. Taller and multi-family buildings also tend to bring extra requirements. A licensed contractor or a registered design professional can tell you which filing applies and who must sign it. Ask for that answer in writing.
- Structural changes to the roof
- New or moved hatches and bulkheads
- Changes to drainage or parapet height
- Scaffolding or sidewalk protection
Who files and what to expect
In New York City, permits are applied for through the Department of Buildings, and the person who files must be properly licensed or registered for that type of work. A reputable roofer will tell you whether a filing is needed and who is handling it. Expect some lead time before work starts. Be wary of anyone who suggests skipping a required permit to save time, because unpermitted work can cause problems when you sell, refinance or file an insurance claim.
Ask your contractor to show you the permit or filing number before work begins, and keep a copy. If a design professional is required, ask who that is and what they will charge for their part. For co-ops and condos, also ask the managing agent what paperwork the board wants, because a permit alone does not always satisfy building rules. Good records also help if you sell the property later.
Nassau and Westchester
Outside the five boroughs there is no single citywide office. In Nassau and Westchester, roofing permits come from the local building department for the town, village or city where the property sits, and requirements differ from one municipality to the next. Some require a permit for re-roofing, some set rules on layers or inspections, and forms and fees vary. Call the building department that covers your address, or ask your contractor which office handles your property.
- Find the right town, village or city office
- Ask whether re-roofing needs a permit
- Ask about inspections and layer limits
- Confirm who applies and who pays fees
Boards, landmarks and confirming
Building rules can add steps beyond the Department of Buildings. Co-ops and condos usually need board approval and may ask for insurance certificates and an alteration agreement. Buildings in historic districts may need Landmarks Preservation Commission review. Before you sign, ask the contractor in writing whether a permit is required, who files, and what happens if the scope changes. Then confirm directly with the Department of Buildings or your local building department, since rules and forms change.