NYC Real Estate Glossary

29 Essential NYC Real Estate Terms

ACRIS

Automated City Register Information System — NYC's official database for recorded property documents including deeds, mortgages, liens, and UCC filings. Covers Manhattan, Brooklyn, Queens, and the Bronx.

BBL

Borough-Block-Lot — the unique 10-digit identifier for every tax lot in NYC. Format: 1 digit for borough (1=Manhattan, 2=Bronx, 3=Brooklyn, 4=Queens, 5=Staten Island), 5 digits for block, 4 digits for lot.

BIN

Building Identification Number — a unique 7-digit number assigned to every building in NYC by the Department of Buildings.

BSA

Board of Standards and Appeals — NYC agency that hears appeals and grants variances from the Zoning Resolution.

Building Class

A DOF classification code that describes the building's use (e.g., A = one-family dwellings, O = offices, R = condos). There are over 150 building class codes.

Certificate of Occupancy (C of O)

A document issued by DOB certifying a building's legal use and occupancy type. Required for all buildings constructed after 1938. Can be final (permanent) or temporary.

DCP

Department of City Planning — NYC agency responsible for zoning, land use planning, and the PLUTO dataset.

DEP

Department of Environmental Protection — manages NYC's water supply, wastewater, and environmental regulations.

DOB

Department of Buildings — NYC agency that regulates construction, issues permits, conducts inspections, and enforces building codes. Uses both DOB NOW and BIS systems.

DOF

Department of Finance — administers property tax assessments, collects taxes, and manages the annual tax lien sale.

ECB

Environmental Control Board (now part of OATH) — administrative tribunal that adjudicates violations from DOB, FDNY, DEP, DSNY, and other agencies. Unpaid ECB fines can become judgment liens.

ECB Judgment Lien

A lien placed against a property when ECB fines remain unpaid. These liens attach to the property (not the owner) and must be satisfied at closing.

FAR

Floor Area Ratio — the ratio of a building's total floor area to the lot area. Determines maximum buildable square footage. A FAR of 2.0 on a 10,000 sq ft lot = 20,000 sq ft maximum.

HPD

Housing Preservation & Development — NYC agency that enforces the Housing Maintenance Code, manages emergency repairs, and tracks rent stabilization. Issues Class A, B, and C violations.

HPD Violation Classes

Class A = non-hazardous, Class B = hazardous (must be corrected within 30 days), Class C = immediately hazardous (must be corrected within 24 hours). Includes issues like no heat, lead paint, and pests.

Lis Pendens

A notice filed in court (and recorded in ACRIS) indicating pending litigation affecting a property. Alerts potential buyers to legal claims.

NOPV

Notice of Property Value — DOF's annual notice to property owners showing the tentative assessed value for the upcoming tax year. Can be challenged through Tax Commission.

OATH

Office of Administrative Trials and Hearings — the umbrella agency that now includes ECB. Handles administrative violation hearings for NYC agencies.

PLUTO

Primary Land Use Tax Lot Output — DCP's comprehensive dataset of NYC tax lots with land use, building characteristics, geographic information, and zoning data.

Rent Stabilization

NYC rent regulation system that limits annual rent increases for eligible apartments (generally buildings with 6+ units built before 1974). Status tracked through HPD and DHCR records.

Tax Class

NYC property tax classification: Class 1 (1-3 family homes), Class 2 (apartments/co-ops/condos), Class 3 (utilities), Class 4 (commercial/industrial). Each has different assessment ratios.

Tax Lien Sale

NYC's annual sale of liens on properties with unpaid taxes, water/sewer charges, or certain other debts. Buyers can charge interest (up to 18%) and ultimately foreclose.

Title Abstract

A written summary of the findings from a title search, including chain of ownership, mortgages, liens, judgments, and encumbrances. RegWatch generates instant comprehensive abstracts from ACRIS data.

Title Search

The process of examining public records to determine legal ownership of a property and identify any claims, liens, or encumbrances against it.

UCC Filing

Uniform Commercial Code filing — a legal form filed to give notice of a security interest in personal property. Recorded in ACRIS and relevant for commercial transactions.

ULURP

Uniform Land Use Review Procedure — the public review process for proposed changes to land use and zoning in NYC, managed by DCP.

Variance

An exception from the Zoning Resolution granted by BSA when strict application would cause unnecessary hardship. More difficult to obtain than a special permit.

Zoning District

A geographic area where specific land use regulations apply. NYC has three basic types: Residential (R), Commercial (C), and Manufacturing (M), each with multiple sub-districts.

Zoning Overlay

An additional layer of zoning regulation applied on top of the underlying zoning district. Examples include flood zones, historic districts, and inclusionary housing areas.

Browse all 21 term pages

421-a Tax Abatement·Air Rights (Development Rights)·BBL (Borough-Block-Lot)·BIN (Building Identification Number)·Certificate of Occupancy (C of O)·DOB Violation·ECB Violation·FAR (Floor Area Ratio)·HPD Violation·ICIP (Industrial & Commercial Incentive Program)·J-51 Tax Exemption/Abatement·Landmark Designation·Local Law 152 (Gas Piping Inspections)·Local Law 154 (Fossil Fuel Ban)·Local Law 97·Open Title·Rent Stabilization·Tax Lien·Title Defect·ULURP (Uniform Land Use Review Procedure)·Zoning Lot

Frequently Asked Questions

What is BBL and how do I find it?

BBL (Borough-Block-Lot) is NYC's unique property identifier. You can find it on your property tax bill, through DOF's property lookup, or by searching any address on RegWatch.

What is the difference between DOB and HPD violations?

DOB violations relate to building/construction code issues (permits, structural, safety). HPD violations relate to housing maintenance code issues in residential buildings (heat, pests, lead paint).

What does FAR mean in NYC real estate?

FAR (Floor Area Ratio) is the maximum ratio of building floor area to lot area. It determines how much you can build on a lot. Higher FAR = more buildable square footage.

Can ECB fines become property liens?

Yes. When ECB fines go unpaid, the city dockets them as judgment liens against the property itself — so they follow the building, not the owner, and have to be cleared before a sale can close.

What is a Certificate of Occupancy?

The Certificate of Occupancy is DOB's official record of a building's legal use — which occupancy types are allowed and the maximum occupant count. Buildings constructed after 1938 must have one.