Professional General Contractor in
Southampton, NY
- Licensed General Contractor
- 45+ Years in the Construction Industry
- 1,000+ Projects Completed
Let's Build Something Together
We have the expertise and experience to help your vision come to life. No project is too big or too small.
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Licensed Commercial General Contractor in Southampton, NY
Southampton commercial projects answer to the Architectural Review Board under Article XIX, the Aquifer Protection Overlay District, and in many cases a separate village-level building department inside one of seven incorporated villages on the South Fork. Owners working through that process need a licensed commercial general contractor who has navigated every layer of it. Pre-construction, GC, construction management, design-build, owner’s representation, and renovation define our service line for commercial, industrial, institutional, and non-profit clients in the Town of Southampton.
Our Services
Industries
Trusted Construction Management in Southampton, NY
Stony Brook Southampton Hospital, Southampton Village’s protected streetscapes, and seven incorporated villages with their own building departments make Southampton commercial work fundamentally a coordination practice rather than a pure construction one. Construction management is what holds those moving pieces in alignment from kickoff through Certificate of Occupancy.
Submissions in Southampton frequently route through the Department of Land Management Building and Zoning Division, the Architectural Review Board under Article XIX, the Town Planning Board, the Zoning Board of Appeals, and where applicable, a separate village-level Board of Architectural Review and Historic Preservation. Our CM teams own the schedule, manage subcontractor procurement, run daily field oversight, and prepare the documentation institutional and village-level owners require throughout the build.
Proven Pre-Construction Services in Southampton, NY
Aquifer Protection Overlay District clearing calculations, wetlands inventory determinations, and Fill Composition Certifications under Town Code Sections 123-47 through 123-50 are the kinds of details that turn a clean commercial application into a returned-for-corrections cycle. Comprehensive pre-construction prevents that outcome by addressing them all before drawings are sealed.
Our pre-construction services confirm zoning under Chapter 330, calculate the Peconic Bay Region Community Preservation Fund transfer tax exposure where land is being acquired, and pre-screen the Architectural Review Board scope under Article XIX so the design package is structured for first-pass approval. For projects in incorporated villages, we run a parallel review against village-specific code and Coastal Erosion Regulations where applicable.
Leading Design-Build Contractor in Southampton, NY
One Lipsky Construction contract holding the architecture team and the construction team accountable is what makes design-build the preferred delivery method for Southampton owners pursuing speed-to-occupancy. Refinements to scope or design resolve internally rather than triggering a re-submission to the Architectural Review Board or a re-presentation to the Planning Board.
Stony Brook Southampton Hospital satellite expansions, school district capital projects, religious institution renovation, and ground-up commercial work along County Road 39 and Montauk Highway are among the project types most commonly delivered through cohesive design-build. Sealed architecture and engineering enter the project from week one, structural and MEP design coordinate with the trades that will install them, and a guaranteed price reaches the owner well before traditional design-bid-build can deliver.
Skilled Owner's Representative in Southampton, NY
Donor accountability, board governance, and village-level historic preservation oversight make Southampton commercial projects unusually scrutinized at every stage of construction. Owner’s representation places a senior Lipsky project leader on the owner’s side of the table, evaluating the GC, the architect, the engineers, and every consultant against documented cost, schedule, and quality benchmarks set the day the project starts.
For Southampton Hospital Foundation administrators, Tuckahoe and Westhampton school district business officials, religious institution boards across Hampton Bays and Sag Harbor, and corporate facilities directors managing East End relocations, we run RFPs, validate pay applications, dissect change orders, and assemble closeout documentation that survives audit.
High-Quality Renovation & Restoration in Southampton, NY
Pre-twentieth-century commercial buildings line Main Street and Jobs Lane in the Village of Southampton, where every visible exterior change runs through a Board of Architectural Review and Historic Preservation jurisdiction governed by Chapter 116 of the Village Code. Heritage-minded restoration matches the technique to the building, repointing brick where appropriate, restoring wood detailing where original, and updating mechanical, electrical, and accessibility systems to current code without erasing what makes the village commercially distinctive.
Hampton Bays, Bridgehampton, Water Mill, and the Southampton-side blocks of Sag Harbor each carry their own restoration challenges, and our renovation services have earned recognition at the New York State level, including receipt of the AGC NYS Build NY Award.
Southampton's Reliable Commercial Construction Services
Stony Brook Southampton Hospital, the Aquifer Protection Overlay District, the Architectural Review Board, the Community Preservation Fund, and seven incorporated villages all shape commercial construction in Southampton. Lipsky Construction offers capabilities calibrated to each.
Stony Brook Medicine Healthcare Construction
Stony Brook Medicine satellite construction services for owners across the Southampton Hospital network and Meeting House Lane corridor.
ARB Compliant Commercial Site Construction
Architectural Review Board compliant commercial site construction services for substantial and nonsubstantial buildouts in Southampton.
Aquifer Protection Overlay District Builds
Aquifer Protection Overlay District commercial construction services with clearing calculation and wetlands review coordination.
School District and Municipal Construction
Bonded school district, library, and municipal facility construction for Southampton, Tuckahoe, and Westhampton Beach district owners.
Village Storefront and Hospitality Builds
Storefront, restaurant, and mixed-use commercial buildout services for owners along Main Street, Jobs Lane, and incorporated village corridors.
Faith-Based and Non-Profit Construction
Religious institution renovation, parish hall, and mission-driven facility services for Southampton faith-based and community organizations.
Proudly Serving Long Island & New York
Headquartered in Bayport, NY, Lipsky Construction serves clients across Long Island, including Nassau County and Suffolk County, as well as New York City and the greater metro area. Our local roots mean faster response times, better cost control, and a team that knows New York codes inside and out.
Suffolk County, NY
Nassau County, NY
New York Metro
What Our Clients Say in Southampton, NY
Frequently Asked Questions
Everything you need to know about working with Lipsky Construction in Southampton, NY.
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Article XIX of the Town Code requires the Building Administrator to refer every commercial site plan and most non-site-plan commercial building permit applications to the Town Architectural Review Board. The Building Administrator designates the project as substantial or nonsubstantial. Substantial applications and all sign permits are reviewed by the entire Board, while nonsubstantial work may be reviewed by a single Board member. No building permit can be issued until ARB approval is granted or the plans are amended to incorporate the Board’s conditions. We pre-screen the ARB scope during pre-construction so the design package is built for first-pass approval.
Section 330-67 of the Southampton Town Code establishes the Aquifer Protection Overlay District to safeguard the groundwater that supplies most of the South Fork. Commercial parcels within the APOD must meet specific clearing and vegetation retention calculations, and the building permit application requires an original stamped survey showing existing vegetation alongside proposed clearing measurements. We confirm whether the parcel is inside the APOD during pre-construction, calculate the required clearing limits, and coordinate the survey work so the application moves through the Building and Zoning Division on the first review cycle.
Yes. The villages of Southampton, Westhampton Beach, Westhampton Dunes, North Haven, Sagaponack, Quogue, and parts of Sag Harbor administer their own Building Departments and, in the case of Southampton Village, their own Board of Architectural Review and Historic Preservation under Article VI, Chapter 116 of the Village Code. Village-level submissions follow different fee schedules, different review timelines, and different code references than Town-level work. We coordinate the village submission, scheduling, and payment alongside any Town-level approvals required.
The Community Preservation Fund tax is a 2.5 percent transfer tax (including 0.5 percent for the Peconic Bay Community Housing Fund) on most real property transfers in the Town of Southampton, with specific exemptions for portions of vacant or improved residential parcels and for certain qualified buyers. For commercial transactions and ground-up commercial development on newly acquired land, the CPF transfer tax is a real budget line item that needs to be modeled into project economics rather than discovered at closing. We flag CPF exposure during pre-construction so the owner enters the project with full visibility.
We serve the full Town of Southampton, including the hamlets of Hampton Bays, Bridgehampton, Water Mill, Noyac, Speonk, Remsenburg, East Quogue, Tuckahoe, North Sea, and Eastport, alongside the incorporated villages of Southampton, Westhampton Beach, Westhampton Dunes, North Haven, Sagaponack, Quogue, and the Southampton-side blocks of Sag Harbor. Project teams dispatch from our Bayport headquarters, with active coverage along County Road 39, Montauk Highway, North Highway, Sunrise Highway eastbound to Exit 65, and the Main Street and Jobs Lane village commercial corridors.