Building Height and Number of Stories
NYC Building Code § BC 504
in effectSection BC 504: Building Height and Number of Stories
504.1 General.
The height, in feet, and the number of stories of a building shall be determined based on the type of construction, occupancy classification and whether there is an automatic sprinkler system installed throughout the building.
Exception: The building height of one-story aircraft hangars, aircraft paint hangars and buildings used for the manufacturing of aircraft shall not be limited where the building is provided with an automatic sprinkler system or automatic fire-extinguishing system in accordance with Chapter 9 and is entirely surrounded by public ways or yards not less in width than one and one-half times the building height.
504.1.1 Unlimited area buildings.
The height of unlimited area buildings shall be designed in accordance with Section 507.
504.1.2 Special provisions.
The special provisions of Section 510 permit the use of special conditions that are exempt from, or modify, the specific requirements of this chapter regarding the allowable heights of buildings based on the occupancy classification and type of construction, provided the special condition complies with the provisions specified in Section 510.
504.2 Mixed occupancy.
In a building containing mixed occupancies in accordance with Section 508, no individual occupancy shall exceed the height and number of story limits specified in Section 504 for the applicable occupancies.
504.3 Height in feet and number of stories.
The maximum height, in feet, of a building shall not exceed the limits specified in Table 504.3. The maximum number of stories of a building shall not exceed the limits specified in Table 504.4.
Exceptions:
1. Rooftop structures including but not limited to roof tanks and their supports, ventilating, air conditioning, combined heat and power systems and similar building service equipment, bulkheads, penthouses, greenhouses, chimneys, and parapet walls 4 feet (1219 mm) or less in height shall not be included in the building height of the building or considered an additional story unless the aggregate area of all such structures, exclusive of any solar thermal and solar (photovoltaic) collectors and/or panels and their supporting equipment, exceeds 33 1/3 percent of the area of the roof of the building upon which they are erected. Rooftop structures shall be constructed in accordance with Section 1510.
2. Solar thermal and solar electric (photovoltaic) collectors and/or panels and their supporting equipment that exceed 33 1/3 percent of the area of the roof of the building upon which they are erected shall not be included in the height of a building or considered an additional story.
3. Noncombustible steeples, minarets, spires, domes, cupolas and other similar architectural elements, not used for occupancy or storage, shall not be included in the building height of the building or considered an extra story, and may be unlimited in height.
Table 504.3 a
Allowable Building Height in Feet above Grade Plane
Occupancy Classification See Footnotes Type of Construction
Type I Type II Type III Type IV j Type V
A B i A B A B HT A B
A-1 NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
A-2 NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
A-3 NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
A-4 NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
A-5 NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
B NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
E NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
F-1 NS b, c UL 160 65 55 65 55 65 50 40
S UL 180 85 75 85 75 85 70 60
F-2 NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
H-1 S UL 160 65 55 65 55 65 50 NP
H-2 f S UL 160 65 55 65 55 65 50 40
H-3 f S UL 160 65 55 65 55 65 50 40
H-4 S UL 180 85 75 85 75 85 70 60
H-5 S UL 160 65 55 65 55 65 50 40
I-1 S13D 60 60 60 NP 60 55 60 NP NP
S13R
S UL 420 85 85 75 85 NP NP
I-2 S UL 180 85 55 65 55 65 50 NP
I-3 S UL 180 85 75 85 75 85 70 NP
I-4 NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
M NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
R-1 S13R 60 60 60 NP 60 NP 60 NP NP
S UL 420 85 85 85
R-2 S13R 60 60 60 NP 60 60 60 NP NP
S UL 420 85 85 75 85
R-3 NS b, c UL 160 65 55 65 55 65 50 g, h 40 g
S13D 60 60 60 60 60 55 60
S13R 60 60 g, h 60g
S UL 420 85 75 85 75 85 70 g, h
S-1 NS b, c UL 160 65 55 65 55 65 50 40
S UL 180 85 75 85 75 85 70 60
S-2 d, e NS b, c UL 160 65 55 65 55 65 50 40
S UL 420 85 75 85 75 85 70 60
U e NS b, c UL 160 65 55 65 55 65 50 40
S UL 180 85 75 85 75 85 70 60
= Not permitted in Fire District = Not permitted in Fire District without sprinklers
For SI: 1 foot = 304.8 mm.
Note: UL = Unlimited; NP = Not permitted; NS = Buildings not equipped throughout with an automatic sprinkler system; S = Buildings equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.1; S13R = Buildings equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.2; S13D = Buildings equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.3.
a. See the following sections for general exceptions to Table 504.3:
1. See Chapters 4 and 5 for specific exceptions to the allowable height in this chapter.
2. Section 506.3, Allowable area increase due to frontage.
3. Section 507, Unlimited area building.
b. See Section 903.2 for the minimum thresholds for protection by an automatic sprinkler system for specific occupancies.
c. The NS value is only for use in buildings not required by this code to be equipped throughout with an automatic sprinkler system.
d. For open parking structures, see Section 406.5.
e. For private garages, see Section 406.3.
f. See Section 415.8 for limitations.
g. See Exception 9 of Section D105.1 for allowances of Type VA and VB construction for R-3 occupancies.
h. See Exception 12 of Section D105.1 for allowances of Type VA construction and height limitations for R-3 occupancies in Lower Density Growth Management Areas.
i. See Section 403.2.1 for additional requirements for high-rise buildings.
j. Type IV construction utilizing cross-laminated timber or structural composite lumber shall be sprinklered where required by Section 903.2.13.
Editor's note: For related unconsolidated provisions, see Appendix A at L.L. 2011/020.
504.4 Number of stories.
The maximum number of stories of a building shall not exceed the limits specified in Table 504.4.
Table 504.4 a, b
Allowable Number of Stories above Grade Plane
Occupancy Classification See Footnotes Type of Construction
Type I Type II Type III Type IV i Type V
A B A B A B HT A B
A-1 NS b, c UL UL 6 3 6 3 6 3 2
S UL UL 7 4 7 4 7 4 3
A-2 NS b, c UL UL 6 3 6 3 6 3 2
S UL UL 7 4 7 4 7 4 3
A-3 NS b, c UL UL 6 3 6 3 6 3 2
S UL UL 7 4 7 4 7 4 3
A-4 NS b, c UL UL 6 3 6 3 6 3 2
S UL UL 7 4 7 4 7 4 3
A-5 NS b, c UL UL UL UL UL UL 6 UL UL
S UL UL UL UL UL UL 7 UL UL
B NS b, c UL UL 6 3 6 3 6 3 2
S UL UL 7 4 7 4 7 4 3
E NS b, c UL UL 4 3 4 3 6 3 2
S UL UL 5 4 5 4 7 4 3
F-1 NS b, c UL 6 5 3 5 2 5 3 2
S UL 7 6 4 6 3 6 4 3
F-2 NS b, c UL UL 6 3 6 3 6 3 2
S UL UL 7 4 7 4 7 4 3
H-1 S 1 1 1 1 1 1 1 1 NP
H-2 f S UL 3 2 1 2 1 2 1 1
H-3 f S UL 6 4 2 4 2 4 2 1
H-4 S UL 8 6 4 6 4 6 4 3
H-5 S 3 3 3 3 3 3 3 3 2
I-1 S13D 6 6 6 NP 4 3 4 NP NP
S13R UL UL 5 4 5
S UL UL 7 NP
I-2 S UL 7 5 4 5 3 5 3 NP
I-3 S UL 5 5 4 5 3 5 4 NP
I-4 NS b, c UL UL 3 3 3 3 3 2 2
S UL UL 4 4 4 4 4 3 3
M NS b, c UL UL 6 3 6 3 6 3 2
S UL UL 7 4 7 4 7 4 3
R-1 S13R 6 6 6 NP 6 NP 6 NP NP
S UL UL 7 NP 7 NP 7 NP NP
R-2 S13R 6 6 6 NP 6 4 6 NP NP
S UL UL 7 NP 7 7 NP NP
R-3 NS b, c X X X X X X X 3 g, h 3 g
S13D 6 6 6 3 6 3 6
S13R 4 4 4 g, h 4 g
S UL UL 7 7 7
S-1 NS b, c UL 6 5 3 4 3 4 3 2
S UL 7 6 4 5 4 5 4 3
S-2 d, e NS b, c UL UL 6 3 6 4 6 3 2
S UL UL 7 4 7 5 7 4 3
U e NS b, c UL 5 4 2 3 2 4 2 1
S UL 6 5 3 4 3 5 3 2
= Not permitted in Fire District = Not permitted in Fire District without sprinklers
X = Number of stories in nonsprinklered 1- & 2-family buildings shall be limited by Section 903.2.8
Note: UL = Unlimited; NP = Not Permitted; NS = Buildings not equipped throughout with an automatic sprinkler system; S = Buildings equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.1; S13R = Buildings equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.2; S13D = Buildings equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.3.
a. See the following sections for general exceptions to Table 504.4.
1. See Chapters 4 and 5 for specific exceptions to the allowable height in this chapter.
2. Section 506.3, Allowable area increase due to frontage.
3. Section 507, Unlimited area building.
b. See Section 903.2 for the minimum thresholds for protection by an automatic sprinkler system for specific occupancies.
c. The NS value is only for use in buildings not required by this code to be equipped throughout with an automatic sprinkler system.
d. For open parking structures, see Section 406.5.
e. For private garages, see Section 406.3.
f. See Section 415.8 for limitations.
g. See Exception 9 of Section D105.1 for allowances of Type VA and VB construction for R-3 occupancies.
h. See Exception 12 of Section D105.1 for allowances of Type VA construction and height limitations for R-3 occupancies in Lower Density Growth Management Areas.
i. Type IV construction utilizing cross-laminated timber or structural composite lumber shall be sprinklered where required by Section 903.2.13.
Source: City of New York, Charter, Administrative Code and Rules (American Legal Publishing XML export, codelibrary.amlegal.com)URL: https://codelibrary.amlegal.com/codes/newyorkcity/latest/NYCadmin/0-0-0-168396Fetched: 10/24/2026