What is FAR, and how do you calculate it?

FAR—Floor Area Ratio—is the number that determines how much total floor area a building can contain. To calculate your FAR, multiply the lot size by the FAR assigned to that zoning district. A 5,000 SF lot with a FAR of 4.0 supports 20,000 buildable SF.

What happens to all the unused FAR in my building?

Unused FAR— often called air rights— refers to the gap between buildable SF and existing SF. A property with unused FAR has the opportunity to expand or sell their unused rights, which can in turn increase a properties value.

Does FAR change if I want to renovate my building?

No – your FAR does not automatically change when you renovate your building. If you are adding square footage the total floor area must fit within your properties maximum allowable FAR.

Can I find my property's FAR in NYC online?

Yes — NYC ZoLa tool shows every property's zoning district and its associated FAR. Search by address to see your zoning district, then locate your district's rules in the Zoning Resolution to find the maximum FAR.

My building is taller than my neighbors but they have a higher FAR, why?

Your neighbors' larger floors, not the building height, is what produces a higher FAR. Floor to Area— FAR— ratio strictly regulates density and massing rather than verticality.

Is FAR the same for residential and commercial buildings?

No — FAR varies by both zoning district and use type. An R7A district carries a residential FAR of 4.0, while dense commercial districts like C6-4 allow up to 15.0.

Can I increase my FAR without a variance or rezoning?

Yes — City of Yes for Housing opportunity, adopted in 2024, increased allowable FAR in certain transit-served corridors without requiring a variance or rezoning. Affordable housing bonuses under 485-x can also unlock additional FAR above your base allowance.

What happens to my FAR if I want to add a rooftop in my building?

Your FAR will not change — any rooftop addition contributes to your total allowable FAR, the same way as any other new square footage. If your building is already at its maximum FAR, the DOB will not approve the addition as-of-right.

What happens to my FAR if my building is landmarked?

Landmarking does not reduce total FAR, rather, it requires the Landmarks Preservation Commission to approve of all exterior changes. This makes it incredibly difficult to build on that remaining FAR, however, you can build on top of a contributing building– as long as your building is a set back (minimum 20 feet), and you can't see the expansion on the street. This same process is not applicable if your building is an individual landmark.

What is the Landmarks Preservation Committee?

The Landmarks Preservation Committee (LPC) is responsible for maintaining the integrity of the historic nature of significant buildings and sites in New York City. The LPC’s mission is to identify and protect these historic buildings, and any work done on a landmark must be reviewed and approved by the LPC, in addition to the DOB.

If my property is between two zoning districts, which FAR do I use?

Each district's FAR applies to the portion of your lot that falls within it, so a split lot can have two different buildable calculations. A lot divided between R6A (FAR 3.0) and R7A (FAR 4.0) would apply each FAR only to its respective portion.