Frequently Asked Questions

It is the disclosure document a sponsor files with the New York State Attorney General before selling condominium units. It describes the building, the units offered, the prices, the budget, the declaration and bylaws, and the sponsor's obligations. Read the full explainer →

It lets you search the text of filed offering plans across projects at once, and shows the matching language with the document and page it came from. Every result links back to the Attorney General's record so you can check the original.

Searching, firm rankings and profiles, building lookups and filters are free. A free account, with no credit card, adds saved buildings, search history and alerts.

Pro adds Deep Search, The Chart, Sales & Sellout with recorded ACRIS sale prices, and advanced analyses. Deep Search reads the plan pages to answer your question, quoting what each building's plan says and citing the page, where regular search only finds which plans mention a term. Pro is $39/month or $399/year. Under the launch offer, the first 25 subscribers pay $199/year for as long as they stay subscribed. See Plans.

No. The Condo Book Project is an independent research tool run by Half Ave Company LLC. It is not affiliated with, endorsed by, or acting for the Attorney General's office or any government agency.

If you are buying a new or converted condo in New York, the offering plan is the most detailed document you can read about the building. Here is what it is, what is in it, and where to find it. Read the full explainer →

Every condo offering plan filed with the New York State Attorney General gets a plan ID. For condominiums it starts with CD. Here is how to read one and what to do with it. Read the full explainer →

You'll see "condop" on NYC listings, and it doesn't always mean the same thing. Here's how the structure actually works, according to the offering plans that create it, and what it means for board approval, closing costs and your monthly payment. Read the full explainer →

Every NYC condo offering plan is filed with the New York State Attorney General. Here is how to find one in the AG's database, what each tab of the record tells you, and how to search inside the plans themselves. Read the full explainer →

The original offering plan is where a condo starts. The amendments are where it ends up: new prices, a new budget, a new managing agent, a closing date. Here is how to find them all. Read the full explainer →

Two schedules hold most of the numbers buyers care about in a NYC condo offering plan. Schedule A is the unit-by-unit price list. Schedule B is the building's projected first-year budget. Read the full explainer →

The Attorney General's filing fee for a condo offering plan is a percentage of the building's total offering price, with a minimum and a cap, plus a flat fee for every amendment. Here is how it works, with a calculator. Read the full explainer →

A private terrace is usually a limited common element: you get exclusive use, but it's still part of the building. We read NYC condo offering plans to see who handles routine upkeep, structural repairs, waterproofing and leaks. Read the full explainer →

In some NYC buildings, you can own your apartment without the building owning the land under it. We read the offering plans for Battery Park City, Brooklyn Bridge Park and Queens West to explain what a ground lease means for your monthly costs, your mortgage and your resale value. Read the full explainer →

In many new NYC condos, buyers pay a share of the super's apartment at closing, and the cost doesn't stop there. We read the resident manager's unit sections of NYC offering plans to explain the RMU contribution, the loans some buildings take out, and what it all adds to your common charges. Read the full explainer →

Bought a brand-new condo and found something wrong? What the developer owes you depends on the building's height and on what the offering plan promises. We read the warranty and inspection sections of recent NYC condo plans to explain your rights, the deadlines and how the punch list works. Read the full explainer →

Condo owners are often surprised by how much is theirs to fix. We read the declarations, bylaws and house rules in NYC condo offering plans to lay out what the building takes care of, what's on you, and the gray areas like pipes, terraces and leaks. Read the full explainer →

The final walkthrough is your last look before you own the place. We read how NYC condo offering plans define "normal" wear and construction variation, so you know which issues to put on the list, which ones a developer will push back on, and when a credit makes sense. Read the full explainer →

Buying from a developer costs more at closing than a resale, mostly because the offering plan usually shifts the seller's transfer taxes onto you. Here's every line you're likely to see, which ones the plan sets, and a worked example for a $2 million apartment. Read the full explainer →

A condo board sets the budget, hires the managing agent, keeps up the building and enforces the rules, but it can't approve or reject buyers the way a co-op board does. Here's what the board does, how it's elected, and why in a new building the developer often runs it for years. Read the full explainer →

In some of NYC's biggest new developments, the condo apartments share a building, or a condominium, with hundreds of rental apartments. We read the offering plans for One Manhattan Square, One West End Avenue and Front and York to explain who runs what, which amenities you share and how the costs are split. Read the full explainer →

The counts load from the live database.

The original offering plan a sponsor filed with the New York State Attorney General. Later filings can change prices, unit counts, amenities, budgets and dates, and they are not read here. Check the Attorney General's record before relying on anything you find.

Full text searchable plans have their offering plan read page by page. They show as filled dots on the map, and their building pages have a search box. Plan record only plans have the Attorney General's summary (name, address, unit and parking counts, dates, sponsor and counsel) but no text yet. The Attorney General has not posted documents for every filing, and some posted plans are scans that haven't been read yet.

The Condo Book Project searches the original offering plans currently indexed here. The Attorney General has not posted documents for every filing, and some posted documents are not yet indexed. A missing result does not mean a feature or project does not exist.

For full-text plans, software reads the plan and pulls out the Schedule B budget and details such as the selling and managing agents, architect, working capital, reserve fund, parking arrangement, tax program and affordable housing. Each one shows the page it came from. They have not been checked by a person, so open the cited page before relying on one. Sponsor's counsel comes from the Attorney General's plan record.

No. Plans describe what was offered at the time of filing. They do not establish what is currently available for sale. Check the original filing, any later filings, and current project information.

From the Attorney General's plan data. They reflect what the plan record says and may not match the building today.

Many plans are scanned PDFs, and the text is read from the page image. Tables, stamps and handwriting can come through imperfectly. The page reference lets you check the original.

3D massing drawings made from NYC Building Footprints, with the plan's building in green. They show shape and height, not what the building looks like.

Offering plans and plan data: New York State Attorney General, Real Estate Finance Bureau offering plan database. Building footprints used for the 3D massing images: NYC Building Footprints, NYC Open Data. Building locations: NYC Department of City Planning GeoSearch.

Write it the way you would ask a person, for example Queens condos under 20 units with parking spaces. The Condo Book Project pulls out the borough or neighborhood, the unit count and the parking count as filters, and searches the plan text for the rest. The line under the search box shows how your question was read.

Yes. Put an exact phrase in double quotes, like "roof rights". Use OR between words to match either one, like doorman OR concierge.

When you search for words, plans with the most matching pages come first. When you only filter (for example by borough and unit count), the newest accepted plans come first. Up to 60 plans are shown.

Press Download plan. It opens the plan's Documents tab on the Attorney General's site, where you tick the files you want and choose Download. The Condo Book Project does not host the PDFs.

Copies can be requested from the Attorney General's office through a Freedom of Information Law (FOIL) request.

Email hello@halfave.co with any errors or suggestions, and send a screenshot. Include the plan ID (for example CD260081, shown on each result) and what looks wrong. See Report an Error.

Write to hello@halfave.co. The Condo Book Project shows public filings as the Attorney General posted them, so we can fix how we read or display a document, but the filing itself can only be changed through the Attorney General.