Frequently asked questions

Yes. We handle the entire process start to finish, from architectural services, permits, and board approval to interior design, material procurement, project management and construction.

As an all-inclusive design-build firm in New York City, our interior design and architectural services are a value add within all of our end-to-end renovations.

Yes. We are an interior renovation contractor with a full-service design-build approach. We renovate every aspect of interior work in all types of residential renovations in New York, from condos/co-ops and lofts to brownstones and townhomes. We’re experts in renovating pre-war homes, kitchens, bathrooms, bedrooms, dining areas, flooring, sourcing custom pieces, building entirely new rooms (or even balconies), millwork, and all that falls in between. 

People often unwittingly work with a separate designer and architect, or a separate designer and architect and builder. With a design-build firm that has built-in architectural services, multiple relationships become one, ensuring architectural plans and expectations are never muddled in translation from one contractor to the next. Essentially, a design-build firm performs all the functions of an architecture firm, along with all additional aspects of an interior designer, contractor, and construction manager. (Read: The Pros and Cons of Design-Build vs. Architectural Firms)

At their core, the main difference between design-build vs design-bid-build is that the design-build offers a full-service, all-inclusive renovation package for homeowners who value a partner with one main point of contact to oversee the entire process, whereas design-bid-build delivers a more piecemeal approach that allows for more flexibility. For more detail, read our full breakdown on the two approaches to NYC contractors here.

It varies by firm. Some restrict selections to specific brands or in-house showrooms, which can limit options and inflate costs. Others are fully vendor-agnostic, giving clients open access to the broader market. At Gallery KBNY, we are brand and vendor neutral, and trade discounts are passed through to clients without markup.

Understand The Process: Our Material Selection & Procurement Services

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Yes. We are fully licensed with the New York City Department of Consumer Affairs and the New York City Department of Buildings. We also carry lead-safe and Occupational Safety and Health Administration certifications, as well as all other necessary certifications. Finally, we carry insurance that’s significantly higher than the required limits ($5 million in general liability, $1 million in workers’ compensation, and $3 million in auto).

A full-service design-build approach is generally the most effective method. NYC renovations require close coordination across design, permitting, and construction. When those functions are managed by separate parties, misalignment, delays, and budget uncertainty are common. An integrated team evaluates design decisions against structural conditions, building limitations, and code requirements in real time, before problems become costly.

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Learn More: Design-Build: The Best Method For Your NYC Apartment Renovation

Co-op and condo renovations require formal board approval before construction begins, including submission packages with architectural and engineering drawings, insurance documentation, and indemnification agreements. Construction teams must also comply with building-specific rules governing work hours, noise, elevator use, and material deliveries. Working with a firm fluent in board requirements and building protocols is essential, it directly affects how efficiently approvals are obtained and how smoothly construction proceeds.

Get Into The Specifics: In-Depth Co-Op Board Approval Process For Complex NYC Renovations: What to Expect

By working with a full-service design-build firm that manages the entire process on your behalf. Gallery KBNY regularly handles remote renovations for second homes and pied-à-terres, managing design, approvals, permits, construction, and building coordination end to end. Clients collaborate through virtual design meetings and have real-time access to a secure project management platform covering schedules, selections, progress photos, and communications.

Get More Comfortable: How To Successfully Renovate Your NYC Pied-à-Terre Remotely

Permits and Department of Buildings filings are typically managed by the architect or design-build team, often with the support of an expeditor. At Gallery KBNY, this is handled in-house by our architects and experienced expeditors, covering filings, approvals, and compliance from start to finish.

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Get The Big Picture: Our Board Approval And Permitting Services

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Experienced renovation teams work directly with managing agents, superintendents, and resident managers to coordinate access, elevator scheduling, required building protections, and daily logistics. At Gallery KBNY, this is managed by a dedicated project coordinator and project manager throughout the renovation.

Learn More: Our NYC Construction and Renovation Site Management Services

On a well-managed renovation, yes. A dedicated project manager oversees scheduling, coordination, quality control, and client communication. For larger projects, an on-site supervisor manages daily execution. At Gallery KBNY, this layered structure ensures consistent accountability at every stage.

Meet The Team: Learn All About Gallery KBNY & Our Employees

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NYC renovations generally follow a structured multi-phase process: initial consultation and feasibility, design development and construction documentation, board submission and approval (for co-ops and condos), permitting, construction, and final inspections and closeout. Each phase has building-specific and regulatory requirements that must be met before the next can begin.

Get The Big Picture: See Our Entire Start To Finish Design Build Process

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In a well-run renovation, communication is structured and centralized. At Gallery KBNY, clients have a dedicated project manager and project coordinator as primary contacts, along with direct involvement from a firm partner throughout the project. A secure project management platform centralizes schedules, selections, change orders, invoices, progress photos, and messaging in one place, which is particularly valuable for remote clients.

Get The Scoop: From Blueprint to Build: How Effective Project Management Streamlines NYC Renovations

With a full-service design-build firm, involvement is typically limited to high-level decisions rather than day-to-day coordination. Gallery KBNY manages design, board submissions, permits, construction, and oversight under one integrated team. Some clients prefer frequent design input; others rely on the team to present curated options. Both approaches are fully supported.

Read More: The Advantage of Fully-Integrated Design-Build Firms in NYC Apartment Renovations

Most unforeseen conditions can be avoided through thorough pre-construction due diligence: evaluating electrical loads, testing for lead and asbestos, assessing plumbing limitations, and reviewing building-specific requirements before work begins. At Gallery KBNY, change orders attributable to unforeseen conditions average less than 2% of total project budget, and are zero on the majority of projects (excluding client-initiated changes). When a genuinely unexpected condition does arise, it is assessed immediately and presented with clear cost and schedule implications before work proceeds.

More To Consider: Common Surprises When Renovating A NYC Apartment

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Gallery KBNY focuses exclusively on co-ops, condos, and pre-war apartments in Manhattan and Brooklyn. The firm's differentiators are rigorous pre-construction due diligence, a fully integrated design-build model, and deep experience navigating the board, DOB, and building-specific complexities that define NYC renovation. Architecture, interior design, project management, and construction operate under one coordinated team, reducing risk and keeping accountability clear from concept through completion.

Learn more about what separates us from other general contractors and so-called design-build firms.

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Yes. All Gallery KBNY projects include a full set of construction and design drawings — technical drawings, elevations, reflected ceiling and electrical plans — as well as photorealistic 3D renderings so clients can visualize the finished space before work begins.

See The Specifics: Render To Reality: How Our Rendering Process Helps Clients Visualize Their NYC Renovation

Look beyond visuals and pricing. A reputable NYC renovation firm can clearly explain how it navigates board approvals, DOB filings, building rules, and structural constraints, and demonstrates this through completed projects, not just renderings. Strong firms emphasize detailed pre-construction planning, realistic timelines, itemized estimates, and transparent allowances. Disciplined change-order controls, structured communication, and consistent project oversight are also reliable indicators. In NYC, the firms most worth trusting are those that anticipate complexity and communicate clearly, not those promising the lowest price or fastest turnaround.

Read The Full Guide: How To Evaluate A Renovation Firm In NYC

Change orders fall into two categories: client-initiated (scope additions, finish upgrades, layout adjustments) and contractor-initiated (additional work required to fulfill the agreed scope). Both should always be documented in writing with clear explanations of cost, schedule impact, and any applicable credits. On well-planned projects with thorough pre-construction investigation, contractor-initiated change orders should be uncommon.

Read our full guide to change orders in NYC renovations here.

Renovation costs vary significantly based on apartment size, scope, finish level, existing conditions, and building type. As a general benchmark in Manhattan:

• Full gut renovation, pre-war apartment (~1,800 sq ft), upper-mid-level finishes: $500 to $650 per sq ft, or approximately $850,000 to $1,000,000+
• Same scope with luxury finishes, elaborate millwork, and extensive HVAC or window work: $600 to $850 per sq ft, or $1,000,000 to $1,500,000+
• Newer building in good condition, primarily cosmetic renovation: $375 to $500 per sq ft, or approximately $650,000 to $900,000

Pre-war buildings typically cost more due to older infrastructure and additional labor requirements.

To better understand renovation pricing in 2026, start with our cost-per-square-foot analysis, then review our planning guide for budgeting insights and strategic considerations:

• NYC Apartment Renovation Tips: Costs Per Square Foot
• Remodeling Your Kitchen? Know What You're Paying For

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Yes. Our project minimum is $400,000.

A transparent estimate is itemized, specific to your building and project, and clearly defines what is included, excluded, and how costs are allocated. In NYC, it should also account for board submissions, permitting, DOB filings, inspections, and building-specific requirements. Watch for artificially low allowances used to make pricing appear competitive — these reliably become change orders later.

Read our full guide to evaluating NYC renovation estimates here.

Budget overruns are almost always preventable, and prevention happens before construction, not during it. The most reliable approach: define scope precisely, confirm building constraints early (electrical capacity, plumbing limitations, HVAC feasibility, work rules), and avoid vague allowances that don't reflect actual intended materials. During construction, locking key selections early, tracking long-lead items, and enforcing strict change-order controls keep budgets from quietly drifting.

Read Full Guide: How to Prevent Budget Overruns in NYC Renovations