Friday Architecture Links: September 11, 2026
Five architecture and construction links for September 11, 2026, covering Long Island infrastructure, AI materials, a new museum and New York building codes.
Smith Point Bridge Replacement Moves Through Final Design
Source: Suffolk County Department of Public Works
The replacement is planned to maintain vehicle, pedestrian and bicycle access while improving durability and lowering long-term maintenance demands. It is a good case study in phasing a major public project without cutting off a critical route.
Nassau County’s Current Infrastructure Bid List
Source: Nassau County Department of Public Works
https://www.nassaucountyny.gov/3928/Current-Bidders-Lists-and-bid-items
The current list includes retaining-wall work, sewer lining and traffic-signal improvements. It gives a useful snapshot of the less-visible infrastructure projects that keep existing communities functioning.
The Robots Are Inventing Materials Now
Source: Architect Magazine
https://www.architectmagazine.com/design/the-robots-are-inventing-materials-now/
AI-driven laboratories can run and evaluate materials experiments around the clock. For construction, that could speed the development of coatings, insulation, concrete additives and engineered-wood binders while giving architects and builders an earlier role in product development.
A New Museum in China Unfolds Like a Garden
Source: Wallpaper
https://www.wallpaper.com/architecture/public-buildings/suzhou-museum-of-contemporary-art-big-china
The new Suzhou Museum of Contemporary Art uses 12 connected pavilions beneath a flowing ribbon-like roof. The layout draws on the tradition of Chinese gardens, creating a public route between the city and Jinji Lake instead of treating the museum as one large closed building.
New York State Posts a Current Code-Adoption Update
Source: New York State Department of State
https://dos.ny.gov/notice-adoption
The 2025 Uniform and Energy Codes took effect on December 31, 2025, but the state notes that certain fossil-fuel provisions remain suspended by court order. Project teams should use the current notice instead of relying on an older summary of the code change.
Do You Need a Rental Permit in Nassau County?
Do you need a Nassau County rental permit? Learn how Town of Hempstead and North Hempstead rules differ, what records to check and why an unapproved apartment may delay the process.
Usually, you need to check with the town, city or incorporated village before a tenant moves in. Nassau County does not run one countywide rental-permit process. The rule comes from the municipality that has jurisdiction over the property.
Start with the municipality, not the mailing address
A mailing address does not always tell you which building department controls the property. A house with a Great Neck or Mineola mailing address, for example, may be in an incorporated village or in an unincorporated part of a town. Those jurisdictions can use different applications, inspections and renewal rules.
Nassau County’s building-permit page directs property owners to the appropriate city, town or village. Confirm that jurisdiction before relying on a neighbor’s experience or downloading a form.
Hempstead and North Hempstead both regulate rentals
The Town of Hempstead code requires a rental occupancy permit before a dwelling unit is rented. The permit is valid for two years, and the Town reviews the application and inspects the proposed rental. The property must comply with applicable Town, county and state requirements. The code also treats rentals shorter than 28 nights separately and does not permit transient rental property as an ordinary rental use.
The Town of North Hempstead also requires a rental occupancy permit. Its code includes a separate rental-registration step before a new tenant takes up residence. The current application requirements should be checked when filing because forms, fees and supporting documents can change.
These town rules apply to their unincorporated areas. An incorporated village may have its own process.
A rental permit does not legalize an unapproved apartment
Before applying, compare the existing house with its certificate of occupancy, approved plans and municipal records. A finished basement, second kitchen, extra bedroom, converted garage or unapproved second unit can delay the rental application.
Renting the space does not make that work legal. The owner may first need drawings, permits, inspections or zoning relief. BAWI’s guide to mother-daughter filings in the Town of Hempstead explains one related type of occupancy approval, but a family-use arrangement is not the same as a general rental.
What should an owner check before listing the property?
Start with four questions:
1. Which town, city or village has jurisdiction?
2. How many dwelling units are legally approved?
3. Does the current condition match the municipal record?
4. Does that municipality require a rental permit, registration, inspection or renewal?
If the records match and no construction is needed, the owner may be able to handle the application directly. If the house contains unapproved work or the legal occupancy is unclear, an architect can document the existing condition and identify what must be filed.
BAWI’s Permits, Zoning & Approvals work includes record review, permit drawings and legalization filings. You can also review our residential projects or contact BAWI to discuss a specific property.
Authoritative sources:
Nassau County Building and Zoning Permits: https://www.nassaucountyny.gov/3482/Building-and-Zoning-Permits
Town of Hempstead Code, Article II, Rental Dwelling Units: https://ecode360.com/32556555
Town of North Hempstead Code, Article VI, Rental Dwelling Units: https://ecode360.com/9294160
Town of North Hempstead Rental Occupancy Permit Application Requirements: https://northhempsteadny.gov/filestorage/16281/32216/32360/Rental_Occupancy_Permit_Application_Requirements.pdf
Related BAWI Guides
Permits, Zoning & Approvals: https://www.bawiarchitects.com/permitting-approvals
Residential Projects: https://www.bawiarchitects.com/residential-projects
Mother-Daughter Filings in the Town of Hempstead: https://www.bawiarchitects.com/blog/mother-daughter-filings-in-the-town-of-hempstead-ny
Contact BAWI: https://www.bawiarchitects.com/contact
Building Spotlight: The Whale in Andenes, Norway
A brief look at The Whale in Andenes, Norway, Dorte Mandrup’s curved coastal visitor center now under construction and opening in June 2027.
The Whale is a new knowledge and experience center taking shape in Andenes, at the northern tip of Andøya in Northern Norway. It has not been completed yet. Construction began in 2025, and the public opening is scheduled for June 4, 2027.
Designed by Copenhagen-based architect Dorte Mandrup, the project was selected through an international competition in 2019. Its low, curved roof rises from the rocky shoreline and can look like the back or tail of a whale. The design intent is broader than a literal animal shape: the building is meant to feel like part of the coastal terrain.
The sweeping roof bears on three main points, creating a broad, column-free exhibition space below. Stone covers the accessible roof, turning it into a public viewing platform over the Norwegian Sea. Large areas of glass keep the interior connected to the water, mountains and changing Arctic light.
The roughly 3,750-square-meter center will combine science, art and storytelling about whales, the ocean and the relationship between people and marine life. The program includes exhibitions, gathering spaces, a café, a store, offices and the walkable roof.
Sources: The Whale AS — https://thewhale.com/about and https://thewhale.com/our-story
Images: Dorte Mandrup, MIR and The Whale. Creative Commons Attribution 3.0 via Wikimedia Commons — https://commons.wikimedia.org/wiki/File:Taket_2.jpeg and https://commons.wikimedia.org/wiki/File:Taket.jpg
Friday Architecture Links: September 4, 2026
Five current architecture and construction links for September 4, 2026, including NYC DOB updates, Long Island infrastructure and the AIA billing index.
NYC DOB Service Updates: New Filing and Inspection Changes
Source: New York City Department of Buildings
https://www.nyc.gov/site/buildings/dob/service-updates.page
Recent updates move more electrical, pavement-plan and inspection work into DOB NOW. Owners and project teams should confirm the current filing route before starting a submission.
Gabreski Airport Starts a New $20 Million Control Tower
Source: Suffolk County Government
https://www.suffolkcountyny.gov/Elected-Officials/County-Executive/ArtMID/2624/ArticleID/15265/Romaine-LaLota-Announce-20-Million-Air-Traffic-Control-Tower-Project-at-Gabreski-Airport
The project pairs a clearer view of the airfield with modern controls and full-building backup power. It is a compact example of architecture, infrastructure and operational resilience working together.
Nassau County’s Recent Public Works Bid Results
Source: Nassau County Department of Public Works
https://www.nassaucountyny.gov/2488/Recent-Bid-Results
The county’s 2026 results include retaining-wall, sewer-lining, traffic-signal and public-building projects. It is a useful snapshot of the less visible infrastructure work moving into construction across Nassau County.
Architecture Firm Billings Remain Soft
Source: American Institute of Architects
https://www.aia.org/resource-center/abi-july-2026-architecture-firm-billings-remain-weak
The July Architecture Billings Index was 46.6, meaning billings continued to decline nationally. Inquiries were still rising, but fewer projects were becoming signed design contracts.
Architect Spotlight: J. Max Bond Jr.
Source: Architectural Record
https://www.architecturalrecord.com/articles/18335-a-new-biography-chronicles-the-life-and-career-of-a-groundbreaking-black-architect-and-advocate
A new biography examines Bond’s work as an architect, educator and advocate, including major cultural projects and community planning in Harlem. It is a useful introduction to an important figure whose influence extended beyond individual buildings.
BAWI Supports Fundación Hispanoamericana’s 2026 Scholarship Gala
BAWI supported Fundación Hispanoamericana’s 2026 Scholarship Gala, helping raise scholarship funds for Hispanic students across Long Island.
At Baca Williamson Architects, supporting Long Island means more than designing buildings. It also means supporting the people and organizations that strengthen our communities.
BAWI was proud to serve as a supporting sponsor of Fundación Hispanoamericana’s 2026 Scholarship Gala at Verdi’s in Westbury. The event raised scholarship support for Hispanic students across Long Island. Fellow supporters listed by the foundation included Jovia Financial Credit Union, Gala Foods Supermarket, Fidelis Care and Sumaq Peruvian Food Festival.
As a New York State-certified woman-owned business and a minority-owned architecture firm, this cause is especially meaningful to us. We are grateful to Fundación Hispanoamericana, the event organizers and everyone who contributed.
Interested in working with BAWI or learning more about our community and design work? View our projects or contact our team.
Baca Williamson Architects Is a New York State-Certified WBE
Baca Williamson Architects is a woman- and minority-owned firm and a New York State-certified Women Business Enterprise.
Baca Williamson Architects, PLLC is a woman- and minority-owned architecture firm and a New York State-certified Women Business Enterprise (WBE).
The certification applies to architectural services and recognizes BAWI under New York State’s MWBE program. For public agencies, municipalities, developers, contractors and consultants, working with a certified WBE can help support project participation and supplier-diversity goals.
BAWI provides architectural services for residential, commercial, municipal, permitting and infrastructure projects in New York, New Jersey, Florida and Virginia.
To discuss a project or teaming opportunity, contact Baca Williamson Architects.
Smithtown Commercial Tenant Alterations: What Is the Approval Path?
A new business may only need interior work, but that does not make the approval automatic. In Smithtown, the project can involve zoning, building-permit, planning and trade reviews depending on the existing approval and the proposed work.
Start with zoning and the current certificate
Before planning the layout, confirm the property’s zoning and the use shown on the current certificate of occupancy. Smithtown’s published zoning map is only a general reference; the Town says it does not show later zoning changes and directs property-specific questions to the Planning Department.
Next, compare the prior approved use with the new business. A professional office taking over another office may be straightforward. A restaurant replacing a store can raise different issues involving parking, occupant load, restrooms, grease exhaust, fire protection and possibly Suffolk County health review.
BAWI’s guide to commercial change of tenant versus change of use explains why the business operation matters even when the address stays the same: https://www.bawiarchitects.com/blog/commercial-change-of-tenant-vs-change-of-use-on-long-island
Identify every part of the work
Smithtown’s Building Department issues permits for additions and alterations, inspects work in progress and issues certificates of occupancy. The Town’s application page provides a commercial-work application and separate information for electrical, plumbing, signs and inspections.
List the full scope before filing: partitions, doors, ceilings, finishes, plumbing fixtures, HVAC, electrical service, lighting, fire alarms, sprinklers, signs and exterior work. Leaving a trade or exterior item out of the initial review can create a second approval path later.
Permit drawings commonly need to establish the existing and proposed layout, code and occupancy information, exits, accessibility, construction details and coordination with building systems. The exact package depends on the project. BAWI’s Permits, Zoning & Approvals page describes how a coordinated submission can keep these pieces together: https://www.bawiarchitects.com/permitting-approvals
Check whether Planning must review the project
Smithtown’s Planning Department administers commercial site and façade alteration approvals, special use permits, variances and other land-use applications. A project that changes exterior appearance, site circulation, parking, landscaping or the approved use may therefore involve more than the Building Department.
The Town Code also ties certificates of occupancy to compliance with the zoning chapter and the intended use. Do not plan an opening date around construction alone; final inspections and closeout documents are part of the schedule.
Use a practical filing sequence
First confirm jurisdiction, zoning, records and the current certificate. Next document the proposed business and complete scope. Then identify Building, Planning, fire, health and trade approvals before the lease and construction schedule are fixed.
BAWI works with commercial owners and tenants on feasibility, permit drawings and agency coordination. View related commercial projects at https://www.bawiarchitects.com/commercial-projects or contact us through https://www.bawiarchitects.com/contact
Authoritative sources
• Town of Smithtown Building Department — https://smithtownny.gov/109/Building-Department
• Applications and Construction Information — https://www.smithtownny.gov/266/Applications-Construction-Information
• Planning and Community Development — https://www.smithtownny.gov/171/Planning-Community-Development
• Town Zoning Map notice — https://www.smithtownny.gov/536/TOWN-ZONING-MAP
• Town Code, Chapter 112, Building Construction — https://ecode360.com/29884193
• Town Code, Article XIII, Site Plan Review — https://ecode360.com/15104605
What Is a Data Center? A Beginner's Q&A
A plain-language guide to data centers, New York's current permitting status, and the architect's role in planning and construction.
A data center is a building that houses computer servers and network equipment. The equipment stores, processes, and moves digital information for businesses, government agencies, websites, cloud services, and artificial intelligence systems.
It may look like a warehouse from the outside, but the inside is different. Data centers need large electrical systems, continuous cooling, backup power, fire protection, security, and reliable communications connections.
Why are data centers difficult to build?
The building must keep operating when equipment fails or utility power is interrupted. That often means redundant electrical feeds, generators, batteries, cooling equipment, and separate equipment rooms.
The site also has to support the project's power demand, noise, fuel storage, water use, drainage, emergency access, and future expansion. These issues can matter more than the building's appearance.
What is the current status in New York?
As of August 2026, New York has placed a one-year pause on certain new hyperscale data-center environmental permits while the state prepares new standards. The pause applies to certain state environmental permits; it does not mean that every data-center renovation or smaller project has stopped.
Projects still need the normal local zoning, site-plan, building, fire, utility, and environmental reviews. Outside New York City, new permit applications generally follow New York's 2025 Uniform Code and Energy Code.
What does the architect do before construction?
The architect helps define the building program and checks whether the site can support it. Typical work includes zoning and code analysis, space planning, equipment-room layouts, egress, accessibility, fire separations, exterior design, and permit coordination.
The architect also coordinates the larger consultant team. Electrical engineers design power and backup systems; mechanical engineers design cooling; structural engineers address loads and equipment supports; civil engineers handle grading, drainage, utilities, and site access. Fire-protection, acoustical, security, environmental, and technology specialists may also be required.
What is the architect responsible for during construction?
The exact scope depends on the owner's contract. Typically, the architect answers design questions, reviews shop drawings and product submittals for consistency with the design, coordinates consultant responses, visits the site at appropriate intervals, documents observed problems, reviews proposed changes, and assists with project closeout.
The architect does not continuously supervise construction and is not normally responsible for the contractor's means and methods, jobsite safety, or trade coordination. Those duties remain with the contractor unless the contracts say otherwise.
What should an owner investigate first?
Start with legal use, zoning, available electric capacity, fiber service, generator and fuel requirements, cooling, noise, water, drainage, and the approval schedule. These questions should be tested before committing to a property.
Baca Williamson Architects can assist with data-center feasibility, architectural design, consultant coordination, permitting, and construction-phase services. Contact BAWI to discuss a potential project: https://www.bawiarchitects.com/contact
Sources and References
New York State Governor - Statewide Moratorium on New Hyperscale Data Centers
New York State Department of State - Building Standards and Codes FAQ
https://dos.ny.gov/division-building-standards-and-codes-frequently-asked-questions
U.S. Department of Energy - Best Practices Guide for Energy-Efficient Data Center Design
https://www.energy.gov/sites/default/files/2024-07/best-practice-guide-data-center-design.pdf
Friday Architecture Links: August 2026
Four architecture and construction links featuring Nassau, Suffolk, New York City project spotlights, and a practical Fine Homebuilding article.
Project Spotlight: Inspiration Wharf Redevelopment
Source: News 12
Date: July 15, 2026
The Port Washington plan includes 38 condominiums, restaurants, and retail. The long schedule and required environmental cleanup show how waterfront redevelopment can continue well after land-use approval.
Project Spotlight: Smithtown Marina Modernization
Source: Town of Smithtown
Date: July 29, 2026
URL: https://www.smithtownny.gov/m/newsflash/Home/Detail/3433
The $6 million project will address docks, shoreline conditions, utilities, drainage, and accessibility. It is a useful local example of municipal infrastructure design extending beyond a single building.
Project Spotlight: Queens Waterfront Housing Plan
Source: New York City Department of Housing Preservation and Development
Date: July 29, 2026
The Orion proposal combines nearly 1,000 homes with retail, daycare, workforce space, and a community pool. It shows how a large residential project can also be planned as neighborhood infrastructure.
Town of North Hempstead Commercial Change of Use: What Should You Check First?
The name of the last tenant does not tell you what a space is legally approved for. In the Town of North Hempstead, the right first step is to compare the existing municipal approval, the zoning district and the exact business you want to operate.
Confirm jurisdiction and the existing approval
The Town’s commercial building permit guidance applies to properties in the unincorporated areas of North Hempstead. Many properties are inside incorporated villages with their own approval process, so confirm jurisdiction before filing.
Then obtain the current certificate of occupancy, certificate of existing use and relevant approved plans. Read the use description closely. “Retail,” “office,” “restaurant” and “medical office” are not interchangeable simply because each can occupy a storefront.
Test the proposed business against zoning
North Hempstead’s zoning code contains different use rules for different districts. A business may be permitted as of right, allowed only with a conditional or special approval, or prohibited in that district. Parking, loading, signs, outdoor activity and site-plan requirements can also affect the answer.
This is why a zoning review should happen before a tenant invests in design or equipment. BAWI’s change-of-use guide — https://www.bawiarchitects.com/blog/change-of-use-what-you-can-build-on-your-property-and-how-to-get-it-approved explains the basic distinction between a permitted use and one that needs additional relief.
Separate the use question from the construction permit
A business can need approval even when the renovation is modest. The Town’s commercial permit instructions call for a clear scope of work and may require surveys, site plans, insurance documents and separate applications for plumbing, HVAC, drainage, utilities or fire-protection work.
The permit drawings should show how the proposed layout meets current requirements for exits, accessibility, occupant load, restrooms and building systems. The exact documents depend on the space and work. BAWI’s Permits, Zoning & Approvals — https://www.bawiarchitects.com/permitting-approvals page outlines how zoning and permit review are coordinated.
If zoning does not conform, expect a separate step
When a permit scope does not conform to the Town Code, the current Town instructions state that the Building Department issues a Notice of Disapproval. That notice can support an appeal to the Board of Zoning Appeals, and the instructions set a 60-day period for submitting the variance appeal.
A commercial BZA application is not just a form. Current submission requirements include a commercial zoning analysis, survey, plans and, for some applications, parking or traffic information. The process also includes a public hearing and notice requirements. Approval is never guaranteed, so the lease and project schedule should account for this risk.
BAWI helps commercial owners and tenants evaluate spaces, prepare permit drawings and coordinate local approvals. See our commercial projects — https://www.bawiarchitects.com/commercial-projects or contact BAWI — https://www.bawiarchitects.com/contact.
Authoritative sources
• Town of North Hempstead commercial building permit requirements — https://northhempsteadny.gov/filestorage/16281/32216/32360/Commercial_Building_Permit_Application_Requirements.pdf
• Town of North Hempstead commercial BZA requirements — https://www.tonhprojectindependence.net/CitizenservePortal/16281/32216/37522/37524/Commercial_BZA__Application_Submittal_Requirements.pdf
• Town Code Chapter 70, Zoning — https://ecode360.com/9299439
Commercial Change of Tenant vs. Change of Use on Long Island
A new business moving into an existing commercial space may need more than a lease and cosmetic work. The main question is whether the proposed business matches the use already approved for that space.
If it does, the municipality may use a limited tenant-change process. If it does not, the project may require a change of use or occupancy, zoning review, permit drawings, and construction.
Start With the Certificate of Occupancy
The certificate of occupancy, or CO, identifies the legal use of the building or tenant space. Compare it with the proposed business, local zoning, and current building-code requirements.
Do not rely only on a listing that calls the space retail, office, or industrial. Similar businesses can have different requirements for parking, plumbing, ventilation, accessibility, and fire safety. Obtain the CO, approved plans, prior permits, open applications, and violations before committing to the space.
Change of Tenant or Change of Use?
Some municipalities use a Change of Tenant permit when the legal use stays the same and little or no construction is proposed. The Town of Islip is one example: its published guidance requires a Change of Tenant permit when a new tenant enters a space with an existing CO for the same code-defined use. A changed layout requires a separate alteration permit.
This is not a Long Island-wide procedure. Hempstead, North Hempstead, Smithtown, other towns, and incorporated villages use their own forms and review processes.
A change of use is more likely when the new operation changes the purpose, occupancy, or code requirements of the space. Examples include a retail store becoming a restaurant, an office becoming a medical practice, a warehouse becoming a gym, school, or assembly space, or a shop adding food preparation or manufacturing.
Under the 2025 Existing Building Code of New York State, a change of occupancy can include a change in classification, purpose, level of activity, or use when greater safety, accessibility, structural, fire-protection, egress, ventilation, or sanitation requirements apply.
Zoning and Building-Code Review Are Separate
Zoning determines whether the business is allowed at the location. It may also regulate parking, loading, signs, outdoor activity, and site access. A variance, special permit, or site-plan approval may be needed.
Building-code review determines whether the space can safely support the operation. It may address occupant load, exits, restrooms, accessibility, fire protection, ventilation, structural loads, plumbing, and energy-code compliance.
New York State’s 2025 Uniform and Energy Codes apply to permit applications outside New York City. New York City follows its own construction codes and Department of Buildings procedures.
Before Signing a Lease
Confirm whether the property is under a town, village, or other local jurisdiction.
Describe the business accurately, including occupants, equipment, storage, deliveries, and hours.
Compare the approved plans with the existing space.
Check parking, loading, drainage, signs, sewer or septic capacity, and site approvals.
Identify possible health, fire, public works, or transportation-agency reviews.
Allow time for records, design, permits, and inspections.
An architect can review the municipal record, existing conditions, zoning, and code issues before the layout, budget, and opening date are fixed.
Contact Baca Williamson Architects
Baca Williamson Architects, PLLC assists commercial owners, tenants, and developers with feasibility studies, code analysis, existing-condition documentation, and permit drawings across Long Island and New York City. Contact us before committing to a commercial lease or renovation.
Friday Architecture Links: August 5-11, 2026
A few stories from the past week worth a look, with notes on why they matter for work in the New York area.
Queens Mixed-Use Project Secures $175M
Commercial Observer | August 11
The 429-unit Astoria/Sunnyside project includes 107 permanently affordable apartments and ground-floor retail. It is another sign that well-located mixed-income projects can still attract major construction financing.
New York Targets Embodied Carbon
Engineering News-Record | August 11
The proposed action plan emphasizes reuse, lighter construction, lower-carbon materials, and better product data. Owners should watch whether these recommendations begin appearing in public procurement, incentive programs, and future regulations.
Affordable Housing Built Around Light and Open Space
Architectural Record | August 6
This 160-unit San Francisco project uses courtyards and terraces to bring daylight and shared outdoor space into a dense urban site. The same priorities are valuable for constrained multifamily sites in New York.
Fire-Resistant Products Move Into the Mainstream
Builder Magazine | August 6
New sheathing, decking, vents, and roof products reflect growing demand for resilient construction. Product claims still need to be checked against tested assemblies, listings, compatibility, and the governing code.
Leasing Commercial Space in the Town of Hempstead? Check the Building Records First
Leasing commercial space in the Town of Hempstead? Check permits, certificates, approved use and zoning before signing or starting work.
A storefront can look ready for your business and still have an approval problem. Before signing a lease in the Town of Hempstead, confirm what the property is legally approved for, what permits remain open and whether your proposed use fits the zoning.
First, confirm the reviewing municipality
A mailing address that says Hempstead does not always mean the Town of Hempstead Building Department has jurisdiction. Incorporated villages may administer their own building and zoning approvals. Confirm the correct building department before ordering plans or relying on records supplied by a broker or landlord.
Ask for the approved use, not just the tax description
The most important document is usually the current certificate of occupancy, certificate of completion or other municipal record establishing the lawful use of the space. A tax record or listing description is not a substitute.
Compare the approved use with the business you actually plan to operate. An office, restaurant, salon, medical office and retail shop can raise different questions about parking, plumbing, ventilation, fire protection, accessibility and occupant load. BAWI’s commercial change-of-tenant guide explains why a new tenant does not always fit under an old approval.
Review permits, violations and old plans
Town law requires the Building Inspector to keep official records of applications, permits, certificates, inspections, notices and orders. Ask for a records search that covers the whole property, not only the suite you plan to rent.
Look for open permits, work that never received a final certificate, unresolved violations and differences between the approved plans and what is physically present. A removed wall, added bathroom, changed storefront or rearranged parking lot can affect a new filing even if your own renovation is small.
The Town’s online permit center supports applications, permit tracking and inspection requests. Records that are not readily available may require a formal request through the Town’s FOIL process.
Put the approval risk into the lease
Do not assume a permit can be obtained after the lease is signed. The lease should address who is responsible for existing violations, open permits and base-building work. A practical contingency can give the tenant time to confirm zoning and obtain initial municipal feedback before the space becomes a fixed obligation.
If the use is allowed but construction is needed, a commercial permit set may have to coordinate architectural, structural, plumbing, electrical, mechanical, fire-protection and accessibility work. See how BAWI handles permits, zoning and approvals.
For help evaluating a commercial space before design or filing, review BAWI’s commercial project work or contact BAWI.
Authoritative sources
Town of Hempstead Building Department: https://www.hempsteadny.gov/191/Building-Department
Town of Hempstead Online Permit Center: https://hempsteadny.gov/622/Online-Permit-Center
Town of Hempstead FOIL Request: https://hempsteadny.gov/481/FOIL-Request
Town Code, Chapter 86, Building Construction Administration: https://ecode360.com/15510009
Open Permits on a Long Island House: What They Mean Before You Sell
An open permit is not always a disaster, but it should not be ignored. On Long Island, municipal building records may be reviewed before a sale, refinance, or new renovation. If a permit was issued years ago but never closed, the transaction can slow down.
The basic issue is simple: the house on paper should match the house that exists.
What is an open permit?
An open permit means a town, village, or city issued a permit, but the project was never fully closed out. The work may be finished, while the file is still waiting for a final inspection, trade sign-off, fee, or certificate.
This can happen with additions, finished basements, decks, pools, plumbing or electrical work, heating equipment, generators, solar panels, and older interior renovations.
Open permit vs. unpermitted work
These are different problems. An open permit usually means the municipality has a record of the project, but the closeout is incomplete. Unpermitted work means an improvement exists without the building department approvals that may have been required.
Unpermitted work may require an application to legalize existing construction, as-built drawings, inspections, and corrections. Depending on the work, current code or zoning requirements may apply.
Why it matters before a sale
A permit problem can affect a closing because the buyer may want to confirm that the house is legal and consistent with its certificate of occupancy or certificate of completion. A lender, title reviewer, or attorney may also ask that an issue be clarified or resolved.
Some matters can be corrected quickly. Others require new drawings, municipal review, inspections, or physical changes. The parties may sometimes discuss an escrow or credit, but that depends on the property, the issue, the lender, and the attorneys. It should not be assumed.
What should an owner check first?
Start by requesting the municipal property record. The correct office may be a town, incorporated village, or city, not the county. The Town of Islip, for example, states that its building records include surveys, permits, certificates of occupancy, plans, and inspection reports.
Compare the record with the property as it exists. Look for additions, converted garages, finished basements, extra bathrooms, decks, pools, sheds, central air-conditioning equipment, generators, and other work that may not appear on the approved documents.
If something does not match, determine whether it is an open permit, unpermitted work, or simply an incomplete record. BAWI’s certificate and open-permit services can help owners organize that review before the pressure of a closing.
When an architect can help
An architect can review available records, document existing conditions, prepare drawings when needed, and coordinate with the reviewing municipality. The exact path depends on the property and the agency. A Town of Islip property may follow a different process from a home in Glen Cove, Huntington, or an incorporated village.
The best time to investigate is before the property is listed. If you need help reviewing a Long Island property record, contact Baca Williamson Architects.
Authoritative sources
Town of Islip: Freedom of Information and building records
City of Glen Cove Building Department
Town of Huntington: Residential building permit requirements
Related BAWI guides
Certificates of Occupancy and Open Permits
How Is a Septic System Sized in Suffolk County?
A Suffolk County septic system is not sized by choosing a tank from a catalog. The review begins with the proposed use and expected wastewater load, then checks whether the system can work on the actual property.
That matters before building a house, adding bedrooms, expanding a business, or dividing land. A project that fits local zoning may still need Suffolk County wastewater approval.
Start with the proposed use
The first question is what will happen in the building. A single-family house, restaurant, medical office, and dry retail store do not create the same wastewater demand. The County uses current standards and project information to establish the design flow and system requirements.
For residential work, the plans should show every level, including the basement. Added bedrooms or rooms that could reasonably function as bedrooms can affect the review. For commercial property, seating, floor area, fixtures, operating characteristics, and the exact use may matter.
The property must support the system
After the design load is established, the site has to be evaluated. Relevant conditions can include lot area, soil, groundwater, public or private water, setbacks, existing buildings, wells, and enough usable space for the proposed system.
A large lot does not automatically guarantee approval. Poor soils, high groundwater, a difficult building layout, or required separation distances can limit the available area. Properties in sewer districts follow a different review path.
Who prepares and reviews the design?
The project team depends on the work. An architect, professional engineer, land surveyor, wastewater designer, or licensed installer may be involved. Suffolk County's Office of Wastewater Management reviews applications under Article 6 of the Suffolk County Sanitary Code and the applicable residential or commercial standards.
The County says a residential application may require a signed form, surveys, and floor plans for every level. Other projects need different applications and supporting plans. Owners should confirm the current checklist for their project before filing.
Approval to construct is not final approval
The first County approval generally authorizes construction. After installation, an inspection is required, and as-built plans may be needed before final approval. Town or village building permits are separate, and additions or changes of use may also trigger review of an existing system.
The practical point is simple: septic capacity is a property-specific design question. It should be checked early, while the building layout and project scope can still change.
BAWI can help coordinate zoning, building permits, and outside-agency approvals for Suffolk County projects.
Authoritative sources
Suffolk County Office of Wastewater Management
Suffolk County Sanitary Code Article 6
Related BAWI guides
Pre-Purchase Zoning and Feasibility
Does bedroom count determine septic size?
Yes. For a single-family home, bedroom count is a major sizing input. Suffolk County groups conventional septic capacity and I/A treatment capacity by bedrooms. That is why floor plans for every level, including the basement, are reviewed. A den or office may still raise a question if it could reasonably function as a bedroom.
The newer systems are Innovative/Alternative Onsite Wastewater Treatment Systems, or I/A OWTS. They are sometimes called “electric septic tanks,” but they are County-approved treatment systems designed to reduce nitrogen before wastewater reaches the disposal area.
Many use a control panel and electrical parts such as pumps, floats, alarms, or a blower or aerator. Depending on the approved technology, equipment may run continuously or on demand. Suffolk County’s May 2026 homeowner guide estimates yearly electricity at about $75 to $250. The systems also require regular professional maintenance and an operation-and-maintenance contract.
Current Suffolk County I/A OWTS sources:
https://suffolkcountyny.gov/Portals/0/formsdocs/publicworks/SIP/IAOWTS_one-pager%205-5-2026.pdf
What Is a Subdivision? A Simple Guide for Long Island Property Owners
A subdivision is the legal process of dividing one parcel of land into two or more separate lots. Drawing a line on a survey is only the beginning. It does not automatically create a buildable lot.
Each proposed lot must work under the applicable zoning rules and provide a practical way to handle access, drainage, utilities, water, and wastewater.
Can any large property be subdivided?
No. Lot area is only one part of the review. Each proposed parcel may need enough street frontage, width, depth, and area. Existing and future buildings must also satisfy applicable setbacks, lot coverage, height, parking, and other local requirements.
Easements, wetlands, flood conditions, steep grades, unusual lot shapes, and an existing building in the wrong location can limit the layout. A property can look large on a map and still be difficult to divide.
Who approves a subdivision on Long Island?
The answer depends on the property's location. Nassau County states that its Planning Commission has subdivision jurisdiction in the unincorporated portions of Hempstead, North Hempstead, and Oyster Bay. Incorporated villages and the two cities may follow their own procedures.
In Suffolk County, the applicable town or village planning authority commonly has a role. Suffolk County Department of Health Services review may also be required for water supply and sewage disposal. A County map approval does not replace the separate permits needed to build on the new lots.
What information is usually needed?
The work normally begins with an accurate survey and a concept showing the proposed lot lines. The design team then checks zoning, legal access, road conditions, utilities, sanitary systems, drainage, and environmental constraints.
Depending on the municipality and project, the application may include a subdivision map, engineering information, environmental review documents, fees, and supporting certifications. A planning board or commission may classify the proposal, hold a hearing, request revisions, and impose conditions. The steps and labels vary by municipality.
Approval is not the last step
After approval, the subdivision map must be signed and filed correctly. Suffolk County states that approval of a subdivision or development map is not approval to construct. Separate residential or commercial applications are still required for buildings on the created parcels.
Before buying land or assuming a second lot can be sold, confirm the agencies involved and test a realistic layout. Early feasibility work can expose a problem while there is still time to change the deal or design.
BAWI assists Long Island owners with zoning review, subdivision planning, permits, and agency coordination.
Authoritative sources
Nassau County Comprehensive Planning and Subdivision Review
Nassau County Planning Commission Subdivision Regulations
Suffolk County Office of Wastewater Management
Related BAWI guides
What Is an I/A OWTS in Suffolk County?
A Suffolk County I/A OWTS is an advanced onsite wastewater system designed to reduce nitrogen before wastewater reaches the soil. It still uses below-grade treatment and dispersal components, but it adds mechanical equipment and ongoing maintenance that a conventional septic tank may not have.
What does I/A OWTS mean?
I/A OWTS stands for Innovative and Alternative Onsite Wastewater Treatment System. Suffolk County's current standards define these systems as onsite treatment designed, at a minimum, to reduce total nitrogen in treated effluent to 19 milligrams per liter.
The exact equipment varies by approved technology. A residential system may include a treatment tank, pumps, controls, alarms or blowers in addition to the leaching system. That is why people sometimes call them “electric septic systems.” The electrical demand and operating pattern depend on the manufacturer. They are not simply conventional tanks with a new label.
When might an advanced septic system be required?
The answer depends on the property and the proposed work. A new house, an addition, a bedroom increase, an accessory apartment, a sanitary-system replacement or work near wetlands may require review by the Suffolk County Department of Health Services Office of Wastewater Management. The department then applies the current Sanitary Code and residential standards to the site.
Do not assume that every Suffolk County renovation automatically requires an I/A OWTS. Existing approvals, lot size, groundwater, setbacks, the scope of work and the condition of the current system can all affect the review. Start with the property records and a clear description of the project.
Our guide to Suffolk County septic-system sizing explains why the approved bedroom count can matter when a house is renovated or expanded: https://www.bawiarchitects.com/blog/suffolk-county-septic-system-sizing
What does ownership involve?
An I/A OWTS needs electricity because its treatment process may use pumps or blowers. Suffolk County's April 2026 grant FAQ says approved systems vary: some run continuously and others operate on demand. The same FAQ says a grant-funded system must remain active and receive annual maintenance from a licensed service provider.
County residential standards also require registration, an operation-and-maintenance contract and sampling under Article 19. Before selecting equipment, owners should compare the approved technologies, service availability, alarm response, electrical use and long-term maintenance obligations.
Check all required permits before installation
Health Department approval may not be the only step. Electrical work, plumbing changes, dewatering, wetlands review or a town or village permit may also be required. The reviewing agencies depend on the site and the system.
BAWI can help coordinate the architectural scope with the septic designer and local approvals. Learn more about our permits, zoning and approvals work at https://www.bawiarchitects.com/permitting-approvals or contact BAWI at https://www.bawiarchitects.com/contact before fixing the project schedule.
Authoritative sources
• Suffolk County residential wastewater permits — https://suffolkcountyny.gov/Departments/Health-Services/WWM/Residential-Permits
• Suffolk County I/A OWTS standards and approved technologies — https://www.suffolkcountyny.gov/Departments/Health-Services/Environmental-Quality
• Suffolk County Septic Improvement Program FAQ, April 2026 — https://suffolkcountyny.gov/Portals/0/formsdocs/publicworks/SIP/SepticImprovementProgramFAQs_4-2026.pdf
Buying a House With a Septic System in Suffolk County
Buying a house with a septic system in Suffolk County calls for more than a quick look at the yard. Before closing, confirm what the county approved, where the system is located and whether the house you see matches the approved bedroom count and sanitary design.
Start with Suffolk County septic records
The Suffolk County Department of Health Services Office of Wastewater Management may have records showing the sanitary system for a single-family house built in 1973 or later. The county asks for the property tax map number and approximate construction year. If the property is on a filed subdivision map, the map name and lot number can also help.
A record search may show the approved septic tank, leaching structures, well location and design basis. It does not guarantee that every component remains in the approved location or condition. Older houses may have limited records, and later work may not appear in the original sanitary plan.
Compare the records with the house
Count the bedrooms and compare them with the certificate of occupancy, approved plans and sanitary records. A finished basement room, converted den or addition may change how the house is used even if it is not labeled as a bedroom in the listing.
Suffolk County commonly bases residential wastewater review on approved bedrooms. Our guide to septic-system sizing in Suffolk County explains why adding a bedroom can trigger a closer look at capacity and approvals: https://www.bawiarchitects.com/blog/suffolk-county-septic-system-sizing
Also check for unresolved building permits or work that does not match the municipal record. Our open-permit guide covers the questions to ask before a sale: https://www.bawiarchitects.com/blog/open-permits-long-island-house
Have the physical system evaluated
Paper records and a field inspection answer different questions. A qualified septic professional can locate accessible components, discuss pumping history and look for warning signs such as sewage odors, slow drains, backups, wet areas or unusually green patches over the system.
The scope of an inspection depends on the property, contract and lender. Ask what will actually be opened, tested or certified. Suffolk County provides Form WWM-072 for certification of existing sanitary and water-supply facilities for a single-family residence, but whether that form is appropriate should be confirmed for the transaction.
Plan for future work before you buy
If you expect to add bedrooms, build an addition, install a pool or create an accessory apartment, review that plan before closing. Setbacks, groundwater, lot size, wells, wetlands and existing improvements can limit where a replacement or upgraded system can go.
Some projects may involve an I/A OWTS, which uses active treatment to reduce nitrogen and requires electricity and maintenance. Do not assume a grant or a particular system will apply until current county eligibility and site conditions are checked.
BAWI can coordinate building-record, zoning and project-feasibility questions with the appropriate septic professional. See our permits and approvals services at https://www.bawiarchitects.com/permitting-approvals or contact BAWI at https://www.bawiarchitects.com/contact before committing to renovation plans.
Authoritative sources
• Suffolk County Health Services common questions — https://www.suffolkcountyny.gov/Departments/Health-Services/Common-Issues-and-Questions
• Suffolk County residential wastewater permits — https://suffolkcountyny.gov/Departments/Health-Services/WWM/Residential-Permits
• Suffolk County Form WWM-072 — https://www.suffolkcountyny.gov/Portals/0/FormsDocs/health/WWM/Certification%20of%20Existing%20Sanitary%20and%20Water%20Supply%20for%20a%20Single-family%20Residence%20%28WWM-072%29.pdf
Minor vs. Major Subdivision on Long Island
A minor subdivision usually involves fewer lots and less new infrastructure than a major subdivision. That sounds simple, but the exact dividing line is set by local regulations. A project called “minor” in one town may follow a different path somewhere else on Long Island.
New York leaves the details to local rules
New York Town Law defines a subdivision broadly as dividing land into lots, blocks or sites for sale, transfer or development. It also allows local regulations to define major and minor subdivisions and establish different procedures for each.
That means there is no single Long Island lot-count rule you can apply everywhere. Some municipalities focus on the number of proposed lots. Others also consider whether the project creates a new road, extends utilities, changes drainage patterns or involves land that was divided previously.
If you are beginning with the basic question, read BAWI's guide to what a subdivision is on Long Island: https://www.bawiarchitects.com/blog/what-is-a-subdivision-long-island
Why a minor subdivision can be simpler
A minor subdivision may qualify for a shorter submission or review path under the municipality's rules. It may use an existing street and avoid major public improvements. Even then, the proposed lots generally must be buildable and comply with zoning.
A survey alone is not approval. The planning board may need information about lot dimensions, access, utilities, drainage, topography, easements and environmental conditions. Suffolk County health review may also be important where the lots will use onsite wastewater systems.
What makes a subdivision major?
A major subdivision commonly involves more lots, a new road or a larger infrastructure package. The planning process may include a preliminary plat, engineering plans, environmental review, a public hearing, construction security and a final plat suitable for recording.
New York Town Law Section 277 allows planning boards to address streets, grading, sidewalks, lighting, water, sewers and storm drainage. Those items can control the cost and schedule more than the act of drawing the new lot lines.
Start with feasibility, not a final layout
Before investing in a full subdivision application, confirm jurisdiction, zoning, minimum lot area, frontage, access and the history of the parcel. Then test a realistic concept against drainage, utilities, septic or sewer service, wetlands and other site constraints.
A sketch that appears to create three conforming lots can still fail if one lot lacks safe access, adequate septic area or required frontage. A larger parcel may support several lots but require a road, drainage facilities or outside-agency approvals.
BAWI helps owners evaluate land-use and building questions before a filing package is developed. Review our permits, zoning and approvals services at https://www.bawiarchitects.com/permitting-approvals or contact BAWI at https://www.bawiarchitects.com/contact for a preliminary feasibility discussion.
Authoritative sources
• New York Town Law Section 276 — https://www.nysenate.gov/legislation/laws/TWN/276
• New York Town Law Section 277 — https://www.nysenate.gov/legislation/laws/TWN/277