Two NYC zoning reports: RunEnvelope vs. Tectmind
Tectmind and RunEnvelope both answer what can be built on a New York City lot, and both cover all five boroughs. Tectmind combines an automated analysis with a report prepared by its own zoning experts, a video call, and consulting for harder sites. RunEnvelope is self-serve: the engine models every legal development scenario as a building, with sketch plans, 3D massing and a Zoning Resolution citation on every figure, in minutes.
Tectmind is a service with a person in the loop: its expert-prepared report starts at $499, includes a 60-minute call with a zoning expert and three months of email support, and it offers deeper site reviews from $1,500. RunEnvelope is a self-serve engine: a free check with no account, then a full report from $149 that models every scenario on the lot. If you want a person walking you through a site, Tectmind’s service is built for that. If you want the full scenario study on demand, priced per report, that is RunEnvelope.
Who each tool is for.
RunEnvelope
- ■Developers, brokers and owners who want every development scenario on a lot (as-of-right, UAP / City of Yes, Inclusionary Housing, community facility, Tower-on-Base, shared housing) modeled before they bid.
- ■Architects who want per-floor sketch plans, 3D massing exports (DXF, OBJ, GLB, IFC) and a Building Code Chapter 5 pass before schematic design.
- ■Anyone running several lots who wants the answer in minutes and a price per report, starting with a free check.
- ■Irregular, split-zoned, assembled and special-district lots, which the engine handles per edge.
Tectmind
- ■Developers, investors, architects and urban planners, the audiences Tectmind names on its own pages.
- ■Buyers who want a call with a zoning expert and email support after the report, which Tectmind’s report service includes.
- ■Sites that need judgment beyond a report: Tectmind’s “Hire an Expert” tier offers a site review that identifies potential variances.
- ■Homeowners checking ADU eligibility under City of Yes, through Tectmind’s free ADU checker.
Feature by feature.
| Capability | RunEnvelope | Tectmind |
|---|---|---|
| Coverage | RunEnvelopeAll five boroughs | TectmindAll five boroughs, NYC only |
| Free check before paying | RunEnvelopeFree check, no account | TectmindFree consultation call |
| How the report is made | RunEnvelopeEngine-built, self-serve | TectmindAutomated analysis reviewed by a NYC architect, or prepared by a Tectmind zoning expert |
| Turnaround | RunEnvelopeMinutes | TectmindAutomated: about 60 seconds. Expert report: hours to 2–3 business days, depending on the page |
| Report price | RunEnvelope$149 / $349 / $499 by buildable SF | TectmindReport service from $499; automated-only price not published |
| Zoning floor area, height, stories | RunEnvelopeYES | TectmindYES |
| Yard regulations | RunEnvelopeResolved per lot edge | TectmindYES |
| Massing | RunEnvelope3D massing with cross-sections | TectmindVolumetric massing; 3D envelopes mentioned on its blog |
| Inclusionary Housing (MIH / VIH) | RunEnvelopeYES | TectmindYES |
| City of Yes (UAP) scenarios | RunEnvelopeYES | TectmindADU checker uses City of Yes; engine status not published |
| Every development scenario modeled as a building | RunEnvelopeYES | TectmindNot published |
| Per-floor sketch plans | RunEnvelopeYES | TectmindNot published |
| Zoning Resolution citations | RunEnvelopeOn every figure | TectmindNot published |
| Building Code Chapter 5 analysis | RunEnvelopeYES | TectmindNot published |
| Tax programs (421-a, J-51, ICAP, 485-x) | RunEnvelopeYES | TectmindNot published |
| Profit, NOI and rental-yield projections | RunEnvelopeNO | TectmindYES |
| Call with a zoning expert | RunEnvelopeNO | Tectmind60 minutes, plus 3 months of email support |
| Variance and site-review consulting | RunEnvelopeNO | Tectmind“Hire an Expert”, from $1,500 |
| Published accuracy benchmark | RunEnvelopeYes, at /accuracy | TectmindNot published |
Sources Based on publicly available information as of October 20, 2026. Features change; verify current capabilities with each vendor.
Per-report pricing, two models.
Both companies price by the report rather than by subscription seat for a single lot. What the price includes is different.
RunEnvelope: from $149
- ■$149 for lots up to 6,999 buildable SF, $349 up to 69,999, $499 above.
- ■Every development scenario, sketch plans, 3D massing and ZR citations in one report.
- ■Free check first, with no account and no card.
Tectmind: from $499
- ■Zoning Report/Service listed at “$499+”, with a 60-minute expert call and 3 months of email support.
- ■“Hire an Expert” listed at “$1500+” for a thorough site review.
- ■Free consultation call, free development cost calculator, and a free ADU checker.
- ■A price for the automated report on its own is not published.
Prices are as each company publishes them on October 20, 2026. Check both pricing pages before you buy.
Where each one wins.
Where RunEnvelope wins
- ■Every legal development scenario modeled as an actual building, with per-floor plates, cores and corridors, cross-sections and 3D massing.
- ■A Zoning Resolution citation behind every number, plus Building Code Chapter 5 analysis and 421-a, J-51, ICAP and 485-x eligibility.
- ■Self-serve and on demand: a free check with no account, then a full report in minutes.
- ■Lower entry price for smaller lots: $149 up to 6,999 buildable SF.
- ■A published accuracy method: scored against licensed professionals’ studies and DOB-approved New Building filings before every release.
Where Tectmind is stronger
- ■A person in the loop: Tectmind describes a NYC-based architect reviewing its automated reports, and its report service includes a 60-minute call with a zoning expert.
- ■Consulting beyond the report, including site reviews that identify potential variances.
- ■Financial projections in the analysis: profit per square foot, net operating income and rental yield.
- ■FRESH program and Voluntary Inclusionary Housing toggles that show the envelope change as each incentive is applied.
- ■Free extras: a development cost calculator, an ADU eligibility checker and an Ask a Zoning Expert service.
Frequently asked.
Is RunEnvelope an alternative to Tectmind?
For a NYC zoning report, yes, and the two work differently. Tectmind pairs an automated analysis with an expert-prepared report service from $499 that includes a call with a zoning expert. RunEnvelope is self-serve: a free check with no account, then a full report from $149 that models every development scenario as a building, with sketch plans, 3D massing and Zoning Resolution citations.
Do both cover all of New York City?
Yes. Tectmind says its data covers every parcel in all five boroughs and that its service is for NYC parcels only. RunEnvelope covers every tax lot in Manhattan, Brooklyn, Queens, the Bronx and Staten Island.
How fast is each one?
Tectmind says its automated preliminary analysis downloads within 60 seconds; for its expert-prepared report, its pages give turnarounds from within hours to 2–3 business days. A RunEnvelope report is generated by the engine in minutes.
Which one covers Inclusionary Housing?
Both. Tectmind’s blog describes running the analysis with and without the Voluntary Inclusionary Housing incentive, and a FRESH program toggle, with the envelope changing as each is applied. RunEnvelope models Mandatory and Voluntary Inclusionary Housing and City of Yes UAP as separate scenarios, each with its own massing.
Can I talk to a person?
Tectmind’s report service includes a 60-minute video call with a zoning expert and three months of email support, and it sells deeper consulting from $1,500. RunEnvelope is a software report; for questions, email [email protected]. Neither replaces a licensed architect, engineer or attorney for a filing.
Check any NYC lot free, then decide.
Put a real address into RunEnvelope and see the free check before you pay for anything. Full reports start at $149 with no subscription.