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Our
Design-BUILD PROCESS
As NYC’s premier design-build firm, our full-service process is the key ingredient in our recipe for a successful NYC renovation. We’ve developed a comprehensive and proven method designed to make New York City home renovations seamless and comfortable as possible. From architecture services and interior design to board approvals and build, we handle the project every step of the way.
DESIGN-BUILD CONTRACTORS TRUSTED ACROSS NEW YORK CITY
We are proud recipients of various awards in service and design – four years in a row and counting. Our mission is to maintain a level of service and design that always raises the bar. That's why our clients consistently leave 5-star reviews. From Brooklyn to Manhattan, we apply our expertise to everything from co-ops and condos to historic brownstones and lofts.
Planning & Scope of Work Assessment
Phase 1 - Introductory Phone Call
The start of each potential renovation begins with an introductory phone call. In this phase we have a high level discussion to understand and determine:
- The Desired Scope of the Project
- Our Client’s Key Needs and Objectives
- Building Rules and Requirements Contained in the Alteration agreement
- Feasibility of the Renovation with Respect to Property Type, Building Rules, and Rough Timelines and Costs
Phase 2 - Site Meeting
To properly gauge the full scope of the project we perform a walk-through of the property to assess site conditions, making sure all considerations and potential obstacles are accounted for (think electrical loads, asbestos, load bearing walls, etc). This allows us to propose any necessary pivots to the client’s specifications based on unforeseen difficulties like an outdated electrical system or hidden columns, along with potential suggestions to enhance the renovation even further. As part of this phase we also provide a revised range of rough costs and timelines.
Phase 3 - Concept Design and Project Budget
Beyond our preliminary site assessment, we also go a step further and consider any additional tasks needed to mitigate surprises along the way. Upon completion, we provide a risk management assessment that confirms all design, material and job site compliances are met before construction begins.
Following the site walk-through is a more in-depth discussion of the project centered around the detailed scope and design concept (space planning and design aesthetic).
Once the “big picture” design concept is established we present our client with:
- Proposed 2D Floor Plans
- Detailed Project Budget Containing All timelines, Costs, and Allowances Needed to Complete the Project in Entirety.
At the conclusion of this planning phase, our prospective client decides whether they want to formally retain us. At this stage a formal contract is entered into which details every aspect of the renovation including:
- Full Project Scope
- Material Allowances
- Timelines
- Design, Architectural, Project Management, and Construction Services
Pre-Construction & Formal Design Phase
There is no secret formula or magic bullet behind our success. The reason we deliver beautiful projects on time and budget is because we’re diligent in every aspect of our process.
Too many renovations go awry because of some unexpected condition discovered during the demolition phase. In reality, this is almost always a story about poor planning, or complete lack thereof. In every one of our NYC renovations, we aim for the most thorough pre-construction planning possible to anticipate and avoid any potential costly obstacles.
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Phase 1 - Inspections, Diagnostic Testing, and Risk Management.
The pre-construction phase is where we formally test and assess for problematic conditions, including those identified in the initial walk through. These tests often require probing walls, cutting out pieces of existing floors and walls to test for asbestos, and in depth electrical tests. Because of their intrusive and costly nature, these tests can only be performed once our client is the formal owner of the property and has formally retained us. While initial walk-throughs are where we typically identify site conditions that have the potential to cause problems for the desired scope and design intent, it is in this phase that the actual diagnostic testing is performed. These tests typically consist of:
- Electrical Load Test: Determines whether the existing electrical amperage is sufficient for the proposed load or whether an upgrade of existing amperage (or reduction of electrical demand) is required
- Asbestos Test: Determines whether proposed areas of demolition contain asbestos that either needs to be remediated or planned around
- Wall Probes: Determines whether unforeseen obstructions exist inside walls that are proposed to be moved or removed
Phase 2 - Formal Design and Material Procurement
The most hands-on aspect of any interior renovation is finding the right materials for the chosen design style. That entails paint color, accent walls, flooring style, mouldings, fixtures, countertops, and more. As a full-service design-build firm in NYC, we take on the design, sourcing, and procurement of every permanent fixture in your home.
That overarching expertise also allows us to accommodate every architectural and interior design adjustment that may arise amidst an interior renovation, whether that’s an adjustment to the kitchen traffic pattern, a specific archway into the bathroom, or turning an unused closet into a washer/dryer room. We handle all architectural planning plus filings on your behalf via our award winning in-house design team and architects.
Once we have identified all site conditions, we build on the earlier phases to finalize all details of the floor plan and present material selection options to choose from. This phase typically includes:
- Design meetings at our design studio and outside showrooms
- Review of 2D and 3D lifelike renderings, plus review and approval of all material options and design plans
- Procurement of all selected finishes and fixtures
- Receiving and inspection of all ordered finishes and fixtures
Phase 3 - Lifelike Renderings
Once all materials have been chosen, our designers create 2D and 3D renderings of the space for our clients to review and approve. We strive to deliver projects that match our renderings as closely as possible. The kitchen render above is from our Manhattan condo renovation at The Chelsea Mercantile on 252 Seventh Ave. The following image is the completed kitchen.
Phase 4 - Building Submission
Much of this phase runs parallel to the design phase and although we start the building alteration submission process early on in the planning phase, it is once all architectural plans are finalized that we can complete the submission process both to the building management company along with the NYC Dept of Buildings.
In this phase we work with the building management company and building-hired reviewing architects to satisfy all requirements needed to obtain formal approval by our client’s building. In the case that our client lives in a private home, this step is skipped.
Once approval from building management is obtained, we submit the plans to NYC Dept of Buildings for approval and permitting.
Phase 5 - DOB Submission, Approval, And Permits
Navigating co-op boards, management companies, and city agencies can be quite cumbersome. That’s why we take on the production and filing of all architectural plans along with obtaining all building, plumbing, and electrical permits from the NYC Department Of Buildings. At times this also includes handling landmarked-related approvals with the LPC.
Phase 6 - Production Calendar & Logistics
With all specifics accounted for, our project management team builds a full, detailed timeline and production calendar. This means scheduling all aspects of the renovation, from client meetings and inspections to delivery, demo, and installation dates. By adhering to a strict timeline our seasoned project managers can properly coordinate all parties involved and accurately meet milestones throughout the project’s entirety.
Production & Completion Of Renovation
During the construction phase our build and project management brings the entire vision to life following the detailed roadmap we’ve diligently spent months putting together during the design, planning, and pre-construction phases. In this final phase of the project the process always consists of:
- Demolition
- Initial Inspections
- Framing & Rough Carpentry
- Electrical & Plumbing
- Delivery of Finishes and Fixtures
- Finish Carpentry & Installation of Finish Fixtures
- Final Inspections & Walk-Throughs
- Close Out of Permits and Sign-Offs
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Why Process Matters
There are many elements of a New York renovation project that can easily be taken for granted. Co-op and condo board approvals and permits, architectural services, interior design, material selection & procurement, and timely logistics for delivery of finishes are just some of the parts to any renovation - all of which are covered by our design-build process. Whether we’re working in an Upper East Side loft, a townhome/brownstone in Bed-Stuy, a condo/co-op in Midtown or a pre-war apartment in SoHo, handling all of these moving parts in a skillful and deliberate manner is key to staying on time and budget for any renovation project. There is no substitute for proper planning as companies with robust processes and procedures typically are those that consistently stand out and deliver projects on time and on budget.
Benefits Of Working With Gallery For Your NYC Apartment Renovation
No matter the type of residential property you’re looking to renovate in New York City, design-build allows clients to get exactly what they want, without the extra headaches that comes with more fragmented methods that conventional renovation methods deliver.
More Streamlined Than Traditional General Contractors
While searching ‘NYC general contractors’ may be the first route that comes to mind when renovating in New York City, 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. Read more via Design-Build Vs General Contractor: What’s The Difference?
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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 more work for the client as this route can also become a burdensome partnership (think having to manage multiple parties between architect, contractors, etc). Furthermore, many clients report having little input when describing past experiences with independent architects in prior renovations. For example, common feedback from clients on prior experiences with independent architects is that it felt as if the architect acted in their own interests, resulting in clients 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 over six months in some circumstances. For more information, read What Kind Of Architect Is Best For Your NYC Apartment Renovation?
Client First Approach
We strongly believe every renovation we deliver must be matched with unparalleled customer service. That’s why each of our clients is assigned both a dedicated designer (who helps curate your project, ensuring design meets expectations) and an office liaison to help with day to day questions, handle selections, procurements, board approvals, and any other non-build aspects of the project.
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Streamlined Communication
Multiple relationships become one with design-build, making New York City 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 NYC 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 NYC, there’s no time to waste.
Improved 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.
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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.
READY TO RENOVATE?
Ready to renovate with experienced design-build contractors in NYC? Explore more of our work, or contact us if you’re ready to speak about your upcoming renovation.
