10 Things to Know Before You Make a Home Offer

Whether it’s a Brooklyn brownstone or a West Village landmarked townhouse in need of love, here are key factors to consider before you commit:

1. Will the building’s legal use need to change?
Changing the legal use of a property typically requires design, permitting, and additional construction work—often including full code upgrades for safety and accessibility.

2. Planning exterior changes to a landmark?
If the home is in a designated historic district, any exterior work must be approved by the NYC Landmarks Preservation Commission (LPC). The review process can add time and cost, so plan accordingly.

3. Do you really need that extra floor?
Air rights may exist, but adding a floor in NYC comes with a price. Beyond zoning analysis, weigh whether the added space is worth the significant impact on your budget and schedule.

4. Expect to update electrical and plumbing
Unless the home was fully renovated, assume you’ll need to replace outdated wiring and plumbing to meet modern codes and performance standards.

5. Thinking about going all-electric?
High-performance heat pumps can handle both heating and cooling—offering cleaner, more efficient climate control. Consider replacing the old steam boiler and pipes, or even transitioning the entire home to an all-electric system.

6. Check for sagging floors
The brick shell may be sound, but sloping floors or stairs can indicate deeper structural needs. Leveling may trigger additional interior work—so it’s worth assessing early.

7. Be aware of unpermitted work
Many older homes include work done without permits or that doesn’t meet code. If you plan to renovate, you may need to legalize these conditions before moving forward.

8. Passive House? Prepare for a full renovation.
Achieving passive house performance means upgrading insulation, windows, air sealing, and HVAC systems—usually requiring a complete overhaul, except for the primary structure.

9. Restore or replace?
Replacement is often more cost-effective, but restoration is more sustainable—especially for historic elements like original wood doors or windows. The best approach depends on your priorities.

10. You need more than comps before making an offer
Before making an offer, consult with a seasoned design professional. We’ll help assess whether the home fits your vision—and what it will take to get there. The insight is well worth it.