LL97 Covered
Active Permits
© CARTO © OpenStreetMap
Construction Pipeline
Full permit lifecycle from initial filing through certificate of occupancy — across all five boroughs. Excludes withdrawn, incomplete, and completed filings. REBNY's quarterly new development report tracks NB application filings; this report covers the full pipeline across all job types with real-time status tracking.
Source: NYC DOB NOW
+ Full funnel tracking
+ Stalled project detection
+ Developer concentration
Active Pipeline
—
excl. withdrawn, completed, incomplete
NB Filings This Quarter
—
vs prior quarter
Est. Construction Value
—
active pipeline, stated initial cost
Filed This Month
—
vs last month
Permit Issued
—
permit entire + issued
Stalled
—
objections + on hold
Active New Buildings
—
NB pipeline value
Multifamily Housing Pipeline
Proposed dwelling units in active new building filings — deduplicated to one count per project, using first filing date. Methodology aligned with REBNY's quarterly New Building Construction Pipeline Report.
REBNY-Aligned Methodology
+ Multiple dwellings only (3+ units)
+ Dedup by project (not sub-filing)
Units in Active Pipeline
—
active projects
Units Permitted
—
% of pipeline with permit
Units Filed This Quarter LIVE
—
vs prior quarter
Housing Units in Pipeline by Borough
Monthly Filing Trend — Last 36 Months
Active Filings by Borough · Job Type — Last 12 Months
Top Filing Representatives — Last 12 Months
| # | Filing Representative / Firm | Filings | Boroughs |
|---|---|---|---|
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Filing Status Distribution
| Status | Count |
|---|---|
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Investment Sales Market
NYC arms-length deed transactions recorded with ACRIS (NYC Department of Finance). Filtered to deed transfers with consideration > $10,000. Methodology meets REBNY institutional reporting standards — DOF assessed values are explicitly excluded.
Source: ACRIS · NYC DOF
Arms-length deeds only
+ YoY trend
REBNY methodology
LTM Transactions
—
last 12 months
LTM Median Price
—
arms-length deeds
LTM Total Volume
—
aggregate consideration
2024 Full Year
—
transactions
Monthly Transaction Volume — Last 36 Months
2024 Transactions by Borough
Median Sale Price by Borough — 2024
Total Volume by Borough — 2024 ($B)
Largest Recorded Transactions · 2020–Present
Top 25 · Arms-Length Deeds · ACRIS
| Date | Address | Borough | Buyer | Seller | Consideration | BBL |
|---|---|---|---|---|---|---|
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METHODOLOGY: All figures derived from ACRIS real property master records (doc_type = 'DEED', consideration > $10,000).
Reflects recorded consideration — may differ from actual economic value in complex transactions.
Data updated weekly from NYC Department of Finance recordings.
Excludes non-arms-length transfers (inter-company, estate, foreclosure).
Consistent with REBNY Investment Sales Report methodology.
Carbon Risk · Local Law 97
NYC Local Law 97 imposes escalating carbon penalties on buildings over 25,000 SF starting 2024 — with thresholds tightening in 2030. REBNY has no carbon compliance report. This is a first-of-kind citywide exposure map for institutional owners.
Source: NYC LL97 · DOF Assessments
+ Penalty estimation model
+ NOI exposure ratio
+ No REBNY equivalent
Covered Buildings
—
>25,000 SF threshold
Total Covered SF
—
assessed gross sqft
Penalty Rate
$268
per excess tonne CO₂e
2030 Threshold
–40%
emissions vs 2005 baseline
LL97 Covered Buildings by Borough
Avg Building Size (SF) by Borough — Covered Buildings
Largest LL97-Covered Buildings by Gross SF
Top 100 · SF > 25,000
| Address | Borough | Class | Gross SF | Year Built | ZIP | BBL |
|---|---|---|---|---|---|---|
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Building Health
Open HPD housing violations, DOB ECB enforcement actions, and outstanding fines across NYC's residential and mixed-use stock. REBNY publishes no building-level compliance report. Class C violations are immediately hazardous — required correction within 24 hours.
Source: NYC HPD · ECB
+ Class A / B / C severity breakdown
+ ECB outstanding balances
+ No REBNY equivalent
Open HPD Violations
—
citywide, all classes
Class C · Immediately Hazardous
—
24-hr correction required
Class B · Hazardous
—
30-day correction required
ECB Balance Due
—
active fines outstanding
Open HPD Violations by Borough · Severity Class
ECB Outstanding Balance by Borough ($)
Buildings with Most Open Violations — Ranked by Class C Count
Min 20 open violations
| # | Address | Borough | Total Open | Class C | Class B | ECB Balance | BBL |
|---|---|---|---|---|---|---|---|
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TCO Tracker — Residential Construction Progress
Construction status across NYC's active residential housing pipeline — distinguishing projects under active construction from stalled sites using DOB inspection milestone data, plumbing sign-off rates, and 311 complaint patterns. Housing projects only (units > 0). Progress estimates derived from inspection phase completions, not self-reported data.
Source: DOB Inspections · BIS · 311 Complaints
+ Housing projects only
+ Plumbing pass/fail by phase
+ Stall detection model
Active Under Construction
—
activity in last 180 days
Near TCO
—
≥80% complete, active
Likely Stalled
—
no activity > 365 days
Plumbing Pass Rate
—
certified / passed inspections
Construction Status by Borough — Active vs Stalled vs Completed
Progress Distribution — No-TCO Projects (2015+)
Plumbing Inspection Pass Rate by Phase
Phase Milestone Funnel — Active Projects Reaching Each Stage
Top 311 Complaint Categories During Construction
Near Completion — Projects ≥75% Complete, No TCO
| Address | Borough | Size | Units | Progress | Days Since Permit | Last Activity | Acts 30d | Acts 90d | BIN |
|---|---|---|---|---|---|---|---|---|---|
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Stalled Projects — No Activity > 365 Days
| Address | Borough | Size | Units | Progress % | Days Idle | Permit Date | Last Activity | Stall % | BIN |
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Residential Market
NYC's residential building stock — unit counts, typology mix, vintage distribution, and housing quality signals across all five boroughs. REBNY's residential report covers Manhattan co-op and condo closings only; this covers the full 3.7M-unit stock with HPD violation density as a quality proxy.
Source: NYC PLUTO · HPD Violations
+ All building types (not just co-op/condo)
+ All 5 boroughs
+ Violation density overlay
Total Residential Units
—
citywide all types
Residential Buildings
—
incl. mixed-use
Elevator Building Units
—
% of total residential units
Avg Year Built
—
median construction year
Residential Units by Borough · Type
Buildings by Decade Built
HPD Violation Density by Borough
Open violations per 100 units
| Borough | Total Units | Open Violations | Violations / 100 Units | Class C Rate |
|---|---|---|---|---|
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Largest Residential Buildings
Min 100 units
| Address | Borough | Class | Units | Floors | Year Built | BBL |
|---|---|---|---|---|---|---|
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Retail & Commercial
NYC's commercial and retail real estate landscape — tracking 167M SF of retail space and 490M SF of office across all boroughs using DOF assessment data and DOB commercial alteration permits as a lease-signing proxy. REBNY's retail report is a quarterly committee survey of asking rents; this uses actual permit activity and assessed valuations.
Source: NYC PLUTO · DOF · DOB NOW
+ Permit activity as lease proxy
+ Assessed value by borough
+ ECB enforcement exposure
Retail Buildings
—
— SF
Office Buildings
—
— SF
Commercial Alts YTD
—
vs last year
Total Commercial SF
—
retail + office stock
Commercial SF by Borough · Class (Retail / Office / Services)
Commercial Alteration Permits — Monthly Trend (Lease Proxy)
Most Active Retail Streets — by Alteration Permit Count
Commercial build-out activity indicator
| # | Street | Borough | Permit Count |
|---|---|---|---|
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Top Commercial Buildings by Assessed Value
Top 100
| Address | Borough | Class | Assessed Total | Gross SF | Floors | BBL |
|---|---|---|---|---|---|---|
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Enhanced Pipeline Reports — 2025
REBNY's quarterly new building pipeline reports annotated with BuildNYC intelligence — developer concentration, permit conversion velocity, 485-x threshold gaming, expediter activity, and sub-borough detail that REBNY's published reports do not include.
Source: NYC DOB NOW · REBNY Quarterly Reports
+ Developer intelligence
+ Permit conversion tracking
+ 485-x threshold analysis
Q4 2025
REBNY Verified · Released Mar 6, 2026
Oct – Dec 2025
REBNY Published
Total NB Filings511
Multifamily Buildings202
Multifamily Units Filed13,982
Total Proposed SF19.1M
vs Historical Average+50% above avg
vs Q3 2025+7% QoQ · +201% YoY
500K Unit Goal PaceSurpasses 13,147/qtr target
Buildings <50 units110
Buildings 50–99 units67
Buildings 100–149 units4
Buildings 150+ units21
"Q4 2025 saw significant overall and multifamily-specific proposed new construction — good news for New York City's economy, jobseekers and residents feeling the pressures of a supply-driven housing crisis."
— Basha Gerhards, REBNY EVP Public Policy (Source: REBNY Q4 2025 New Construction Report)
— Basha Gerhards, REBNY EVP Public Policy (Source: REBNY Q4 2025 New Construction Report)
BuildNYC Intelligence
485-x Threshold Gaming · Exactly 99 Units
Buildings at exactly 99 units18 of 202 (8.9%)
Buildings 95–99 units20 of 202 (9.9%)
18 buildings filed at exactly 99 units — just below the 100-unit threshold that triggers 485-x prevailing wage requirements. Every one of these developers made a deliberate sizing decision to avoid ~$80K–$150K/unit in wage costs.
Top Developers by Units Filed · Q4 2025 DOB data
Monadnock Development402 units · Brooklyn
Community Access570 units · Manhattan
Mural Real Estate Partners400 units · Queens
Tishman Speyer300 units · Queens
Gilbane Development Co.347 units · Bronx
NYC Housing Authority244 units · Brooklyn
Galaxy Developers LLC396 units · Brooklyn
Walton Developers354 units · 3 boroughs
Top Expediters / Filing Reps by Units
JAM Consultants (Fabiani)1,792 units · 6 projects
Express Filing (Brach)1,164 units · 24 projects
JM Zoning (Ohana)1,098 units · 12 projects
William Vitacco Associates970 units · 4 projects
Miele Solutions812 units · 2 projects
Borough Detail (Queens sub-CD breakdown)
Queens CD1 · LIC / Astoria831 units · 12 projects
Queens CD14 · Jamaica634 units · 6 projects
Queens CD12 · Jamaica South553 units · 6 projects
Queens CD2 · Ridgewood364 units · 4 projects
Unit Mix by Gross SF/Unit · 252 Projects
Avg gross SF per unit1,197 SF — highest of 2025
Micro / Studio (<600 SF)714 units · 21 bldgs (5%)
1BR range (600–849 SF)4,554 units · 65 bldgs (32%)
2BR range (850–1,099 SF)7,109 units · 73 bldgs (50%)
3BR+ range (1,100+ SF)1,700 units · 93 bldgs (12%)
Q4 posted the highest avg SF/unit of any 2025 quarter — 1,197 SF gross. Half of all units are 2BR-sized. Shift toward family units likely driven by 485-x affordable programs and Bronx/Queens family housing demand.
Current Status · Live as of Today
Objections / stalled11,032 units · 168 bldgs (78%)
Plan Examiner Review2,549 units · 57 bldgs (18%)
Approved (not yet permitted)294 units · 19 bldgs (2%)
Permit Entire (active construction)31 units · 4 bldgs (<1%)
78% of Q4 units are in Objections — exactly where you'd expect 3-month-old filings to be. The bottleneck is DOB plan examination throughput. Watch for Q4's Objections rate to drop toward Q1's 23% over the next 9–12 months.
Construction Starts · Ground-Breaking Activity BUILDNYC PROPRIETARY
Foundation permit pulled6 bldgs (2%) · 183 units
After-hours variance (AHV) permits3 bldgs · 112 permits (incl. renewals)
Active construction confirmed8 bldgs · 644 units · 0 signal overlap
Q4 is only 3 months old. 3 buildings have pulled 112 after-hours variance permits including renewals — extended night/weekend work is definitive active construction. Total confirmed across all signals: 8 buildings, 644 units of the 14,077 filed.
Q3 2025
REBNY Verified · Released Nov 11, 2025
Jul – Sep 2025
REBNY Published
Total NB Filings507
Multifamily Buildings207
Multifamily Units Filed11,746
Total Proposed SF17.8M
vs Historical Average+42% above avg
vs Q2 2025+20% QoQ · +56% YoY
Borough LeadingQueens · 4,311 units
Buildings 50–99 units61 (4th most ever since Q3 2015)
Buildings 150+ units13
Breaks 10-quarter streak of proposed SF under 10M. 4th most multifamily units in a quarter since Q3 2015. 69% increase in units from Q2 2025.
"The strong results come following a decade-plus of underproduction that needs to be addressed and can't be done 99 units at a time."
— Zachary Steinberg, REBNY EVP
"The strong results come following a decade-plus of underproduction that needs to be addressed and can't be done 99 units at a time."
— Zachary Steinberg, REBNY EVP
BuildNYC Intelligence
485-x Threshold Gaming · Peak Quarter of 2025
Buildings at exactly 99 units19 of 207 (9.2%) — peak
Buildings 95–99 units22 of 207 (10.6%)
Q3 was the peak of 485-x gaming: 19 buildings filed at exactly 99 units vs just 5 in Q1. REBNY flagged the trend; BuildNYC quantifies it precisely — and tracks whether those same developers later amend above 100 units.
Top Expediters / Filing Reps by Units
Speedy Expediting (Mendelovits)1,331 units · 15 projects
Domani Consulting (Molino)1,266 units · 2 projects
Express Filing (Brach)1,071 units · 23 projects
Milrose Consultants (Diaz)1,000 units · 1 project
JM Zoning (Ohana)916 units · 5 projects
Related Companies (Rekemeyer)676 units · 2 projects
BAC Developers (Fekete)553 units · 8 projects
Borough Unit Breakdown
Queens5,357 units · 66 projects
Brooklyn2,955 units · 95 projects
Bronx2,716 units · 56 projects
Manhattan1,807 units · 22 projects
Permit Conversion (6 months in)
Permits issued10.7% (6 months old)
In objections / stalled58.6%
6 months after filing, only 1 in 10 Q3 projects has a permit — 58% are stuck in plan examination with objections. At this conversion rate, the pipeline headline overstates near-term construction starts.
Unit Mix by Gross SF/Unit · 207 Projects
Avg gross SF per unit1,102 SF
Micro (<600 SF)848 units · 6.8%
1BR (600–849 SF)3,441 units · 27.6%
2BR (850–1,099 SF)5,273 units · 42.3% — dominant tier
3BR+ (1,100+ SF)3,273 units · 26.2% — highest of year
Q3 has the highest share of family-sized units (3BR+) of any 2025 quarter — a likely effect of 485-x requirements, which mandate affordable units in larger configurations to qualify. Queens dominated with large floor-through typologies.
Current Status · Live as of Today
Objections / stalled8,715 units · 143 bldgs (74%)
Plan Examiner Review1,890 units · 28 bldgs (16%)
Approved, awaiting permit1,505 units · 42 bldgs
Permit Entire issued725 units · 26 bldgs (6.2%)
Construction Starts · Ground-Breaking Activity BUILDNYC PROPRIETARY
Foundation permit pulled36 bldgs (15%) · 2,123 units
After-hours variance (AHV) permits3 bldgs · 14 permits (incl. renewals) · 1,201 units
Active construction confirmed3 bldgs · 1,201 units · 0 signal overlap
AHV renewals on 3 Q3 buildings confirm extended after-hours construction activity — these are large projects (avg 400 units) running nights and weekends. No plumbing underground signal yet for Q3, but the AHV pattern is unambiguous. 11,743 units still unconfirmed.
Q2 2025
REBNY Verified
Apr – Jun 2025
REBNY Published
Total NB Filings424
Multifamily Buildings158
Multifamily Units Filed6,943
Total Proposed SF8.5M
vs Historical Average25% below avg
vs Q1 2025+28% QoQ · +43% YoY
99-unit buildings28 over last 4 quarters
10th straight quarter under 10M SFYes
"Large multifamily projects are essential to solving the city's housing crisis and policymakers need to focus on addressing this growing challenge."
— Zachary Steinberg, REBNY SVP Policy
— Zachary Steinberg, REBNY SVP Policy
BuildNYC Intelligence
485-x Threshold Gaming
Buildings at exactly 99 units12 of 158 (7.6%)
vs Q1 2025+140% QoQ (5 → 12)
Q2 marked the acceleration: 99-unit buildings more than doubled QoQ. The 485-x wage threshold — signed into law in April 2024 — was already reshaping project sizing within one year.
Top Expediters / Filing Reps by Units
Express Filing (Brach)913 units · 18 projects
Express Filing (Eisenberg)626 units · 9 projects
Xpdite Group (Meisels)341 units · 6 projects
Expediate (Furth)330 units · 6 projects
Metropolis Group (Fortino)283 units · 1 project
Municipal Expediting282 units · 1 project
Borough Unit Breakdown
Bronx2,883 units · 63 projects
Brooklyn2,053 units · 73 projects
Queens1,525 units · 36 projects
Manhattan424 units · 4 projects
Permit Conversion (9 months in)
Permits issued31.9%
In objections / stalled28.6%
Nearly 1 in 3 Q2 filings is still stuck in plan examination 9 months later. This represents a real-time DOB capacity signal that REBNY's filing count headlines do not capture.
Unit Mix by Gross SF/Unit · 158 Projects
Avg gross SF per unit1,078 SF — smallest avg of 2025
Micro (<600 SF)523 units · 7.5%
1BR (600–849 SF)3,614 units · 52.1% — dominant tier
2BR (850–1,099 SF)2,081 units · 30.0%
3BR+ (1,100+ SF)764 units · 11.0% — lowest of year
Q2 has the smallest average unit size and highest 1BR concentration of any 2025 quarter — consistent with smaller Bronx infill typologies that dominated (Bronx led all boroughs). The fewest family-sized units filed all year.
Current Status · Live as of Today
Objections / stalled3,064 units · 52 bldgs (44%)
Approved, awaiting permit2,301 units · 60 bldgs (33%)
Permit Entire issued1,117 units · 57 bldgs (16%)
Plan Examiner Review497 units · 8 bldgs (7%)
Q2 has the healthiest current status of any recent quarter — 16% already permitted, 33% approved. The longer the filing has been in the system, the more has cleared plan exam.
Construction Starts · Ground-Breaking Activity BUILDNYC PROPRIETARY
Foundation permit pulled65 bldgs (37%) · 1,882 units
After-hours variance (AHV) permits1 bldg · 9 permits · 9 units
Active construction confirmed3 bldgs · 40 units · 0 signal overlap
9 months in, 37% foundation pull rate — but only 3 buildings show confirmed active construction across all signals. 6,943 units filed. 40 confirmed in active build. Each confirmed signal is independent — no single building has triggered more than one.
Q1 2025
Jan – Mar 2025
12-month conversion data available
REBNY Published
Total NB Filings332
vs Q4 2024−9% QoQ
vs Q1 2024+15% YoY
vs Historical Average42% below avg
Multifamily Units (est.)~6,870 (Q2 was +1% from Q1)
Q1 was a slow start — the weakest quarter of 2025. REBNY's annual data confirms that 421-a deadline extension and 467-m were the primary drivers of the year's recovery. Without those programs, at least 38% fewer units would be in the pipeline.
BuildNYC Intelligence
485-x Threshold Gaming (Early Signal)
Buildings at exactly 99 units5 of 141 (3.5%)
Q4 2025 vs Q1 2025+260% over 4 quarters
Only 5 buildings filed at 99 units in Q1 — within one year, this jumped to 18–19 per quarter. BuildNYC tracks this in real time, enabling policy impact analysis that no other data source provides.
Top Expediters / Filing Reps by Units
William Vitacco Associates1,023 units · 3 projects
BMB Building Consulting999 units · 14 projects
Express Filing (Brach)392 units · 9 projects
Moses Katz & Associates367 units · 4 projects
Xpdite Group (Meisels)249 units · 4 projects
Borough Unit Breakdown
Brooklyn3,004 units · 47 projects
Bronx2,380 units · 55 projects
Queens888 units · 31 projects
Manhattan398 units · 8 projects
Permit Conversion (12 months in — most complete)
Permits issued45.1%
Still in objections / stalled21.5%
Approved, awaiting permit~33%
At 12 months: nearly half of Q1 filings have permits. 21.5% — approximately 30 buildings and ~1,500 units — remain stuck in plan examination. This is the true DOB throughput rate: 45% of multifamily NB filings convert to permits within a year.
Unit Mix by Gross SF/Unit · 141 Projects
Avg gross SF per unit1,108 SF
Micro (<600 SF)573 units · 8.7%
1BR (600–849 SF)1,692 units · 25.7%
2BR (850–1,099 SF)3,248 units · 49.4% — dominant tier
3BR+ (1,100+ SF)1,157 units · 17.6%
Q1's unit mix shows a 2BR-heavy cohort — larger Brooklyn and Bronx buildings with mid-range floor plates. The micro + 3BR+ tails are similar, pointing to a bimodal market split between dense urban infill and family-sized outer-borough projects.
Current Status · Live as of Today
Permit Entire issued2,327 units · 65 bldgs (35%)
Approved, awaiting permit1,642 units · 33 bldgs (25%)
Objections / stalled1,529 units · 31 bldgs (23%)
Plan Examiner Review1,164 units · 11 bldgs (18%)
The most mature quarter in our data: 35% fully permitted, 60% cleared plan exam. The 23% still in objections after 12+ months represents the hardest-to-move projects — likely complex code issues or contested sites.
Construction Starts · Ground-Breaking Activity BUILDNYC PROPRIETARY
Foundation permit pulled66 bldgs (47%) · 3,568 units
After-hours variance (AHV) permits4 bldgs · 34 permits · 1,059 units
Active construction confirmed6 bldgs · 1,081 units · 0 signal overlap
Q1 is the most mature cohort. 47% have a foundation permit, 4 buildings have run after-hours for extended periods (34 AHV permits including renewals). Total confirmed active construction: 6 buildings, 1,081 units — of 6,670 filed. These 6 buildings are confirmed by independent government signals with zero overlap.
Full Year 2025 · Trend Summary
Total Units Filed
39,541
Q1–Q4 2025 · REBNY verified
485-x Gaming Peak
19
Buildings at exactly 99 units · Q3 2025
12-Month Permit Rate
45.1%
Of Q1 2025 multifamily filings
Stall Rate (recent)
58–66%
Q3–Q4 filings in plan exam/objections
Foundation Permits Pulled
173
Buildings from 2025 cohort · 7,756 units
Confirmed Active Construction PROPRIETARY
20
Buildings · 2,966 units · 3 independent signals · 0 overlap
Pipeline-to-Starts Gap
36,575
Units filed in 2025 with no confirmed construction signal
What BuildNYC adds to every REBNY pipeline report:
REBNY counts what was filed. BuildNYC tracks what's actually being built. Of 39,541 multifamily units filed in 2025, BuildNYC detects confirmed active construction on 20 buildings (2,966 units) using three independent government data signals — none of which overlap. The other 36,575 units exist only on paper. That gap is the most important housing number nobody else is publishing.
REBNY counts what was filed. BuildNYC tracks what's actually being built. Of 39,541 multifamily units filed in 2025, BuildNYC detects confirmed active construction on 20 buildings (2,966 units) using three independent government data signals — none of which overlap. The other 36,575 units exist only on paper. That gap is the most important housing number nobody else is publishing.