How LPS Helps Identify Red Flags Before You Submit to the Building Department

The Smartest Projects Start With a Second Set of Eyes

Building departments across the Hamptons have one thing in common: they expect clean, complete, and compliant permit submissions. If your plans don’t meet code or contain mistakes, you’ll end up with delays, rejections, or a project that never gets off the ground.

Homeowners often assume their architect or contractor will handle everything, but even experienced professionals can overlook zoning nuances or submission details that trigger reviews. That’s why savvy homeowners and builders bring in a permit expeditor like Land Planning Services before anything is submitted.

We specialize in catching small issues before they become big problems.

What Does “Red Flag” Mean in the Permit World?

Red flags are any issues within your plans or documents that could slow down or block the approval process. Some are easy to fix. Others require reworking your design, applying for variances, or getting additional permits from outside agencies.

Here are some of the most common red flags we catch:

• Site plans that violate setback or height limits

• Lot coverage calculations that are over the legal maximum

• Inaccurate or outdated surveys

• Missing zoning tables or incomplete information

• Properties located within flood zones, wetland buffers, or coastal areas

• Proposed structures placed in restricted building envelopes

• Septic systems that don't meet health department spacing rules

• Non-conforming lots where additions require a variance

• Inconsistencies between plans, narratives, or site data

Once a red flag is spotted by the building department, it can cause weeks of delay. If a project requires Zoning Board of Appeals review or Natural Resources approval, it could be months.

Our Process for Catching Issues Before You Submit

At Land Planning Services, we treat your permit like it’s our own. Before anything is filed, we do a comprehensive review of your application package to ensure every detail lines up with local code.

Our pre-submission checklist includes:

• Cross-checking surveys, site plans, and architectural drawings

• Verifying zoning district limits for your property

• Calculating and confirming total lot coverage and floor area ratio

• Identifying environmental overlays such as wetlands or CEHA zones

• Reviewing septic locations and setbacks from structures or wells

• Confirming accuracy of zoning tables and code citations

• Checking that structural details match town formatting requirements

• Evaluating whether any part of the project may need a variance or special permit

If any part of your submission could raise questions or concerns at the town level, we flag it and offer recommendations to correct it.

Real Examples of Red Flags We’ve Resolved

In Sagaponack, we worked with a homeowner who wanted to add a detached garage. The original plans placed the garage too close to a rear property line. It seemed minor, but it required a full ZBA review. We helped them reposition the structure within the allowable envelope and avoid a two-month delay.

In Amagansett, a proposed addition included a rooftop deck that pushed the total lot coverage over the allowed maximum. Because we caught it before submission, the client was able to reduce a patio elsewhere and stay compliant without altering the core of the project.

For a property in Southampton, we noticed that the architect had used an old survey that didn’t show a newly built pool. This would have triggered questions about unpermitted work. We sourced the updated survey, confirmed the pool had a valid certificate of occupancy, and avoided an unnecessary investigation.

Why Local Experience Matters

Each town and village in the Hamptons has its own process, review timelines, and quirks. What flies in East Hampton might get flagged in Montauk. What is acceptable in Bridgehampton may be denied outright in Sag Harbor.

Land Planning Services has filed hundreds of permits across the East End and knows what each jurisdiction looks for. We stay up to date on zoning code changes, environmental triggers, and building department expectations.

By hiring us before you file, you don’t just get paperwork help. You get a strategic review that saves you time, reduces costs, and improves your chances of approval.

The Best Way to Avoid a Denial Is to Plan for Success

If your project is important to you, take the time to make sure your plans are clean, accurate, and ready for review. Small errors, oversights, or zoning violations can snowball into major setbacks.

Land Planning Services works with homeowners, contractors, and architects across the Hamptons to help avoid red flags and submit smarter. Let us take a look before you file. You’ll be glad you did.