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Co-Op & Condo Renovation Contractors in NYC
Renovating condos and co-ops in New York The Gallery Way means working with a dedicated team that specializes in both property types. We navigate the complicated nuances of renovating NYC condos and co-ops on your behalf, plus know best practices for expediting board approval. We are committed to craftsmanship and impart each project with our built-in architectural and interior design services. With Gallery, customer satisfaction and breathtaking work are the bottom line.
Award-Winning Co-Op & Condo Renovations In NYC
As New York City’s leading co-op and condo renovation general contractor, we strive to exceed standards for New York City apartment renovations and remodels. As a result, we’re a consistent recipient of numerous awards in service and design. We are equally as proud of the reviews our clients have given us on both Houzz and Google, resulting in a combined average of 4.9 stars. You won’t find anyone better suited to handle your apartment renovation in Manhattan or Brooklyn, whether the job requires gut renovating a pre-war co-op you’re planning to purchase, renovating a full condo you already own, or even turning two condos into one. Whatever the request, your vision comes to life with our expertise as we aim to create you a home that is as gorgeous as it is functional.
Benefits Of Renovating Your Condo Or Co-Op With Gallery
The Gallery Way means that every aspect of your condo or co-op renovation is considered and managed from the very beginning of our working relationship.
More Streamlined Than Traditional General Contractors
While searching ‘general contractors in Manhattan’ may be the first route that comes to mind when renovating in NYC, this age-old path to your dream home is not always the straightest. Hiring a traditional design-bid-build general contractor usually requires additional design support you must source and manage yourself, plus complicated permit and approval work most homeowners are unfamiliar with. For more information, read What Type Of Contractor Do You Need For An Apartment Renovation In NYC?
More Control And Lower Cost Than Independent Architects
On the opposite end of the spectrum is an independent architect. Hiring an independent architect may result in less work for the client, but this route can also become a burdensome partnership. Since independent architects often act with their own interests in mind, clients get very little input in the design process and wind up paying exorbitant material costs for interior design that may not even suit their style. Plus, since independent architects outsource the construction, you’re often not seeing the full scope of costs until after designs are completed - which could take up to six months in some circumstances. For more information, read What Kind Of Architect Is Best For Your NYC Apartment Renovation?
Design-Build, The Ideal Approach To Condo Renovations In NYC
Working with a design-build general contractor in Manhattan is the closest clients get to their initial expectations when renovating in NYC. From the rapport and custom-first approach to the cost and timeline, design-build renovations are specifically meant to manage expectations by delivering a system that delivers them up front and executes every time. Benefits of design-build include:
Streamlined Communication:
Multiple relationships become one with design-build, making Manhattan renovations instantly easier for busy clients - who can now manage updates with one person instead of multiple.
Welcomed Design Input:
This two-way relationship also means clients can have as much or little design input as they prefer, building directly from their mood boards or partnering with their dedicated interior designer for a reinvigorated look fit for their Manhattan surroundings
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Faster Project Completion:
Not only are there less middle-men for clients to deal with in design-build renovations, all needed components being under one roof means every party is working in tandem towards the same goal from day one. This leads to proactive solutions earlier in the process, faster permitting and approvals, quicker response times between parties in pivotal points of the renovation, and ultimately a shorter delivery time for clients. After all, in Manhattan, there’s no time to waste.
Proactive Risk Management:
The design-build umbrella of services not only expedites the move-in date, but having all needed services working in tandem early on in the process results in proactive problem solving and less change orders mid-way through the renovation. Without having these preliminary checks and balances in-house, details may fall through the cracks and issues common in older buildings may rear their ugly heads (IE: insufficient electrical capacity, hidden asbestos, outdated cloth wiring, etc).
Early Knowledge Of Costs:
With all resources accounted for upfront, providing all-inclusive pricing for your full renovation is one of the most convenient benefits of design-build. This is especially beneficial considering most other methods of renovating in Manhattan operate with staggered pricing, which can quickly become difficult to manage as the project proceeds.
Exclusive To New York City
While certain competitors aim to service various areas across the country, Gallery’s goal has always been to deliver the highest quality condo and co-op renovations in New York City. Flat out. We don’t create stock kitchen templates and sell them via big box stores, or cater half our business around part of the country with a totally different climate. We deliver full-service, start-to-finish condo renovations, specifically for New Yorkers, built specifically around the specialized complexities our magnificent city has to offer. After all, why would we go anywhere else?
All Elements Of Your Condo & Co-Op Renovation Under One Roof
As a turnkey, full-service design-build firm, we are all-inclusive in our services. From start to finish, we do everything, including: architectural services, interior design, material selection and procurement, construction and site management, and all the NYC renovation nuances most of our clients never consider, such as permits, inspections, building board approvals, and if necessary, landmark applications.
We Don’t Work On A Change Order Model
We work exclusively in Manhattan and Brooklyn and understand how to navigate the complications required to renovate in a city with such rich history. Our proactive planning and due diligence allows us to provide a comprehensive budget and timeline that takes into account all nuances within your desired scope ahead of time to prevent any unforeseen changes down the line. Our proposals encompass the true full cost of the entire renovation from start to finish.
We Value Communication
From real-time project updates via our JobTracker app to ad hoc phone calls and site visits, we put extra emphasis on our communication with clients. Our projects have many moving parts, and clear communication is of the utmost importance to keeping your renovation on track.
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The NYC Co-Op & Condo Renovation Process: What to Expect
The renovation process for condos and co-ops is largely determined by the type of contractor chosen for the job. There are two main types of contractors - design-build firms and design-bid-build firms.
While our design-bid approach is a full-service renovation solution, the more traditional design-bid-build renovation method requires contracting a designer or architect to plan and render the project design. They then bid out the construction to a separate build contractor, who may then bid the work out to various subcontractors. Designers and contractors are not always contractually obliged to one another and often require coordination to manage the project. For more information on these main two types of home renovation, read Design-Build Vs Design-Bid-Build: What’s The Difference?
In this section, we’ll be detailing Gallery’s end-to-end design-build process for condo renovations in NYC. Keep in mind every renovation has different requirements, and the process below can be flexible to accommodate unique specifications like pre-war or co-op status.
PLANNING & PREP | Architectural Drawing And DOB Filings
Most apartment renovations require architectural plans to be approved by the building board along with the NYC Dept of Buildings. We take on all architectural planning and filings with our award winning in-house design team and architects. Learn more about our architecture services.
PLANNING & PREP | Alteration Agreement
Co-op renovations in New York are fairly regulated. Co-op boards have alteration agreements which impose rules around what is and isn’t allowed in terms of construction and renovation, including methods that can and cannot be used.
The alteration agreement essentially guides how we approach the project. This involves the following:
- Plumbing restrictions
- Who to notify
- When work can be done
- Types of materials
- Types of construction methods
In order to push the formalities presented above, we strive to establish a good rapport with the super in every building we work in. We consistently earn the relationship, maintaining an open line of communication and collaboration to ensure as seamless of a working environment as possible. We will only do this in certain cases, we will petition your co-op board to make exceptions if we feel it’s a genuine and worthwhile possibility.
PLANNING & PREP | INSPECTIONS & TESTING
Since the average New York City apartment is around 90-years-old, there are often skeletons waiting to be uncovered when renovating. At Gallery, we prioritize all needed tests and inspections before any renovation can begin, in order to ensure no unwelcome surprises arise and delay our agreed-upon timeline. We handle all of the following on behalf of our clients:
- Asbestos Test
- Electrical Test
- Plumbing Inspection
PLANNING & PREP | MATERIAL SELECTION + PROCUREMENT
The most hands-on aspect of any apartment renovation or remodel is finding materials to bring your chosen interior design style to life. That entails paint color, accent walls, flooring style, mouldings, fixtures, countertops, and more. As a full-service design-build firm we take on the design, sourcing, and procurement of every permanent fixture in your home.
Plus, Gallery is brand-agnostic and vendor-agnostic, meaning we’re not limited in any way with our material selections. Some firms or contractors sell their own materials or have relationships with particular vendors, but our commitment is to our clients. We’ll procure from any vendor, whether international or local. This quality makes our ability to design for both taste and budget fairly flexible.
PLANNING & PREP | DESIGN RENDERS
After materials have been sourced, we create life-like digital renderings of the renovated apartment. This includes every aspect of the design, from flooring to fixtures, even showing how renovated rooms will look under different lighting settings. These high-end renderings provide a visual accompaniment to the blueprint that guides construction and helps clients tweak final design decisions like paint color or fixture height. The kitchen render to the right is from our Manhattan condo renovation at The Chelsea Mercantile on 252 Seventh Ave. See the completed kitchen directly below.
CONSTRUCTION & RENOVATION
- Demolition Phase
- Initial Inspections
- Framing & Rough Carpentry
- Electrical & Plumbing
- Finish Carpentry & Fixtures
- Final Inspections & Walk-Through
Additional NYC Condo Renovation Services
Pre-War Apartment Renovations
As experienced pre-war renovation contractors in New York City, Gallery KBNY helps clients turn their pre-war homes into masterpieces. We also know how much work is needed before each unveiling. Thanks to scattered ownership and inevitable decay, pre-war properties often require significant planning and renovation before they can meet their full and pristine potential. View our full portfolio of pre-war apartment renovations in NYC.
Combining Two Condos
With a sole focus on NYC properties, we’re quite well-versed in what it takes to combine apartments – everything from how to approach the new layout to accounting for building codes, wet over dry restrictions, and communicating with co-op boards. See our expertise for yourself via this apartment combination project in Columbus Circle, which involved combining an existing one-bedroom apartment with a newly purchased one-bedroom unit next door. View our full portfolio of apartment combinations in NYC.
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Room Creation
A common New York housing scenario is to purchase an apartment with the intention to create an additional bedroom. By focusing on residential renovations in New York City, our expertise includes any unique room customization imaginable. Whether you’re in need of additional bedrooms, a room that can serve as an office or a study, or a smaller room that can store your washer and dryer, we are experts in building new rooms in existing apartments.
Full Gut Renovations
Our specialty is full-scale gut renovations of the various styles of residential homes that make up New York City. While full details on this extensive overhaul of your home are noted in our guide on Gut Renovations In New York City 101, the average full gut renovation to an NYC condo with Gallery KBNY includes:
- Full Kitchen Renovation (Fixtures, Appliances, Countertops, Backsplash, Island)
- Multiple Bathroom Renovation (Fixtures, Shower/Bath, Vanity, Tiling & Ceramics)
- Hardwood Flooring and/or Carpet Installation
- Pre-War Restoration (Flooring, Framing, Moulding)
- Custom Window Treatments + Fabrication/Installation
- Paint Color + Wall Covering
- Lighting + Electrical Fixture
- Custom Carpentry (Cabinets, Closet Builds, Millwork, Finish Carpentry)
- Integrated Smart Home Technology
- Plumbing Selections
Special Considerations For Condo & Co-Op Renovations
Often, special circumstances call for out of the box options. For this Upper West Side condo renovation in Manhattan, the client wanted a dedicated home office space but didn’t want to sacrifice her guest bedroom. For the best of both worlds, we created a Murphy Bed with custom millwork to blend the two options seamlessly, while also adding much needed storage.
Client Testimonials & Reviews
Job description
PROJECT DATE
RATING
RELATIONSHIP
I purchased a one bedroom apartment with the intention of doing some renovations. As a first time buyer in NYC I was looking for a team that would be able to help me navigate through the process with confidence. I interviewed several design build firms and decided to go with Gallery after speaking with Alex. He seemed to read my mind and understood my vision for the apartment. Going through this process was very frustrating-dealing with a difficult board, architect requirements, the pandemic, and many obstacles and setbacks along the way . They were steadfast in their commitment to completing the project and building the home I dreamed of. The designer, Kate was so lovely to work with as well by putting together such beautiful design options for me to choose. They are a team I felt I could trust to make everything work and they did not disappoint. Thank you so much!
...View moreJob description
PROJECT DATE
RATING
RELATIONSHIP
Gallery did exceptional work in a complete redo of a large kitchen and bath/powder room and then a large scale "sprucing up" of the rest of the apartment (paint/skim coat whole apartment, re-did floors, took down a wall, installed some AV and new lighting/electric). Kept to the timeline (even with delays caused by our building), creatively solved problems that come with work in an older building (and NYC in generally) and were very fair on price and change orders we requested. As we found things that were out of scope post living in the apartment (or problems created by other third party vendors involved in our project), they were happy to efficiently complete this additional work and fix others' errors. Work quality was high - if some detail was "below par," they would catch it, call it out on their own and fix on their own dime. For example, after wall papering our bathroom, on their own they decided it was not up to snuff and just re-did it at their expense (incl materials). I think that is a pretty unique approach and experiences like this reduce stress in the otherwise painful process of a full apartment renovation. Highly recommend using them for any remodel/renovation work.
...View moreVIEW OUR COMPLETED NYC APARTMENT RENOVATIONS
Full Renovation Of Pre-War Co-Op In Manhattan | 1035 5th Avenue
Our renovation at 1035 5th Avenue found us overlooking Central Park, overhauling a beautiful Italian Renaissance Palazzo co-op located on Fifth and 85th street, just down the street from The Met. When our client purchased this 4,000 square foot pre-war property, the space hadn’t been updated in more than 50 years. The vision for this renovation called for a complete design overhaul of the extensive space, while incorporating many of the prior architectural elements and elegant marble accents, while also creating an additional bathroom and powder room. While the results speak for themselves, the client’s glowing praise for our full-service approach went a long way. View the full apartment renovation via our Before + After portfolio.
Upper West Side Pre-War Co-Op Renovation | 801 West End Ave
When we were enlisted for this co-op renovation on the Upper West Side, the dated pre-war space needed some work. The family recently purchased the Manhattan home near Broadway with the intention of reinvigorating the spacious property without losing the historic charm. With a speciality in pre-war renovations in NYC, we were happily up for the challenge. View the full co-op renovation via our Before + After portfolio.
Common NYC Condo & Co-Op
Renovation FAQs
The total cost of any NYC condo renovation is dependent on existing site conditions, clients’ design aesthetics/preferences, and the actual scope of the project. However, a good rule of thumb for an entire condo renovation in NYC, including all components mentioned below, with mid-to-upper tier finishes is $250-450, Per Square Foot. For full details on condo renovation costs in NYC, read our blog How Much Does It Cost To Renovate A Condo In NYC?
Every condo renovation timeline looks different. On average, clients looking for a full home renovation to their two bedroom condo or co-op can expect timelines similar to these:
If the apartment reno doesn’t require building additional rooms or significantly restructuring the condo, the planning process takes approximately 90-120 days. A common factor that extends the planning phase is whether the proposed renovation requires architectural plans. In this scenario, the plans must first be submitted to the building's reviewing architect or condo/co-op board for approval.
Build timelines are impacted by the scope, site conditions and building rules. Normally,construction for a full renovation of an average-sized two bedroom condo or co-op takes 4-6 months although timelines can vary based on the specific factors. For more information on the renovation timeline, read our breakdown on the typical timelines in full apartment renovations from our extensive NYC Apartment Renovation Guide.
Typically, relatively smaller renovations or remodels involve design or interior adjustments, while gut renovations either require taking all rooms being renovated down to their studs and/or touching every inch of the home for a total overhaul of the space. For the full details of what a gut renovation in NYC entails read our guide on Gut Renovations In New York City 101.
Helpful NYC Condo Renovation Articles
Looking to enhance the dated design of your condo? See how we renovated this UWS condo for a client who had been on the fence for years. Trying to figure out the best way to rework your home's footprint? See how we adjusted the kitchen and pantry in this Manhattan pre-war co-op for a more open and fluid floor-plan. Have you found the perfect compliment to your co-op and are looking for a firm experienced in apartment combinations in NYC? Check out this co-op apartment combination we completed in Greenwich Village, complete with a massive outdoor deck. Whether you have a highly specific theme in mind or need some help identifying exactly what your aesthetic is, our team has the experience required to make the most of your home.
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Condo & Co-Op Renovation General Contractors In New York City
Condo renovations in New York City can be particularly challenging due to the moving parts, technical work, and extensive planning. That statement goes double for co-ops, which usually require additional approvals. As a full service design & build firm, we streamline the entire design, planning, and renovation process under one roof.
If you are looking to renovate a condo or co-op in New York City, learn more about Gallery KBNY or contact us to leverage our full-service, design-build approach that will handle every aspect of the pre-war renovation process from start to finish.
