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

Table of contents

• What Is Design-Build?
  
• Why Not Just An Architect?
• Design-Build vs General Contractor‍
• Design-Build vs Traditional Project Delivery (Design-Bid-Build)‍
• Benefits of Design-Build‍
• Design-Build Process
• Design-Build FAQs
• Design-Build Before + Afters
• Why Choose Gallery for Design-Build Construction in NYC

Since design-build brings all aspects of a home renovation under one roof, a design-build firm like Gallery is often the ideal method for New York City apartment renovations.

[#What]What Is Design-Build?[#What]

While those looking to renovate often consider an independent architect, general contractor, or traditional design-bid-build partner for their renovation, they often don’t realize that a fully integrated design-build is the most client-friendly solution. 

A true design-build firm maintains responsibility for the entirety of your renovation. Put another way, a design-build firm includes everything from interior design and architecture services to board approvals and construction management. In the design-build model, everyone is working for the same company, turning three or four relationships into one.

With design-build, the client’s goals come first. By offering all services under one roof, clients get immediate peace of mind and forgo the need to cross-manage multiple contractors, making timelines easier to project and adhere to. Furthermore, the architect and designer within the design-build firm work on behalf of the client every step of the way, opposed to leading with their own interests. This allows for transparent pricing in full and up front, while preventing any cost surprises mid-way through the project.

[#Why]So Why Not Just An Architect?[#Why]

A common debate when renovating your apartment in NYC is the question of whether to enlist an independent architect or a fully-integrated design build firm. While an architect is required in the majority of sizable renovations, they come with significant drawbacks. A common drawback with hiring independent architects is the lack of clarity regarding final costs and timelines for renovations. You can invest 5-6 months of your time and money developing a plan without truly knowing where you'll end up in terms of budget and completion dates. This uncertainty stems from the traditional architectural process, which often involves multiple phases and unforeseen variables. 

Another drawback of hiring independent architects is that they often prioritize designing show-stopping renovations that may serve their portfolios or with the goal of garnering attention in the world of design publications (think front page of Arch Digest) rather than the client's objectives or practical needs. This focus can lead to the use of very costly materials and designs, which might not align with the client's budget or objectives. In contrast, a design-build firm typically emphasizes client centric, efficient solutions and high-quality materials that better meet the client's goals. This approach ensures that the renovation is not only aesthetically pleasing but also financially sensible and tailored to the client's vision. 

In summary, a full-service design-build firm integrates design and construction, offering a more streamlined approach. This method provides greater transparency and predictability, ensuring that you have a clear understanding of costs and timelines from the outset. Consequently, this integrated approach can save you time, reduce stress, and provide a more efficient path to achieving your renovation goals.

For more specific distinction, read The Pros And Cons Of Design-Build Vs. Architectural Firms.

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[#Delivery]Design-Build vs Traditional Project Delivery (Design-Bid-Build)[#Delivery]

While design-bid is a full-service renovation solution, the more traditional design-bid-build renovation method requires the would-be client to contract 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 it out to various subcontractors. Designers and contractors are not always contractually obliged to one another and often require coordination from the client to manage the project. That’s a lot of work. 

For more information on these two types of home renovation, read Design-Build Vs Design-Bid-Build: What’s The Difference?

[#General]Design-Build vs General Contractors[#General]

Traditionally, renovations involved hiring independent architects for design and separate general contractors for construction, as outlined above. Alternatively, design-build firms offer a comprehensive, all-inclusive service. While independent architects and design-bid-build firms allow for flexibility and competitive bidding, design-build firms streamline the process by handling every aspect of your renovation in an all-inclusive manner. This enables streamlined communication and client-focused results, while minimizing the need for change orders. 

In contrast, hiring a general contractor focuses solely on construction, requiring clients to separately manage designers and architects, then hiring a separate builder or contractor for the construction phase. This allows for competitive bidding and more personalized design choices but demands significant project management from the homeowner. It also increases the risk of communication breakdowns and extended timelines due to unforeseen issues. Ultimately, the choice depends on whether you value a single point of contact and comprehensive service or prefer to manage and potentially save on different facets of the renovation.

For more detail on these two routes, read Design-Build vs General Contractor: What’s The Difference?

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[#benefits]Benefits of Design-Build[#benefits]

Streamlined Communication‍

With so many moving parts during a home renovation, effective communication is a must. Since design-build firms have all parties involved under one roof, communication between design and construction is seamless and leaves minimal project management for the client. 

SINGLE POINT OF ACCOUNTABILITY

With design and construction under one roof, there's a single team accountable for your entire project from concept to completion. No uncertainty as to who does what or finger-pointing between separate architect and contractor teams.

Extensive Planning To Avoid Unexpected Costs/Delays

With a full-service team of design and construction professionals experienced in the complexities of specialty NYC home renovations, design-build firms make change orders and mid-project budget adjustments much less likely.

Board Approval And Permit FULFILLMENT

One of the most daunting aspects of any NYC renovation maneuvering through the red tape. We take on the responsibility of handling all board approvals and permit pulling involved in your NYC renovation. This includes everything from reviewing and satisfying a condo board’s alteration agreement to filing all relevant architectural plans with the Department Of Buildings and procurement of all necessary permits. We also handle all LPC approvals and requirements for any of our clients with landmarked properties. For more on the fine-print portion of our design-build model, read our Board Approval And Permitting process in full.

INTEGRATED DESIGN & CONSTRUCTION EXPERTISE

Our seasoned project managers, designers and architects collaborate from day one, ensuring designs are constructible and construction dictates design. This integrated process unlocks efficiencies traditional methods can't match. 

COST CONTROL THROUGH PRE-CONSTRUCTION PLANNING

Extensive pre-construction planning aligns every aspect of your renovation before design starts, let alone demolition. This meticulous preparation helps foresee and mitigate potential budget risks upfront and removes yet another common concern with sizable NYC renovations. 

FASTER PROJECT DELIVERY

By overlapping design and construction phases, the design-build model condenses the schedule significantly compared to traditional linear approaches, always moving forward toward the timeline agreed-upon at project outset.

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[#Process]Design-Build Process[#Process]

While many companies claim to be design-build, the truth is not all design-build firms are built alike, so learn how to distinguish true design-build expertise. At Gallery, our process is truly start to finish, with our team handling every aspect of your renovation, so you don’t have to. If you’re unfamiliar with our full design-build process, but here are our pillars: 

PLANNING & PREP | Legalities & Logistics 

We handle the following inspections, permits, and testing for our clients before any home renovation in New York City: 

• Plumbing Inspection 
• Asbestos Test
• Electrical Test
• Building, Electrical, and Plumbing Permits from Department Of Buildings
• Approval Process with Building Management Company and Co-op Board
• Building Alteration Agreement & Corresponding Requirements 
• Landmark Applications via Landmark Preservation Commission (LPC)

PLANNING & PREP | Architectural Drawing and DOB Filings

Most entire apartment renovations require architectural plans to be approved by the building reviewing architect along with the NYC Dept of Buildings. As a full service design & build firm, we take on all architectural planning and filings with our award winning in-house design team and architects. Learn more about our built-in architectural services. 

PLANNING & PREP | Interior Design 

Settling on a design style before diving into the renovation is vital, so architectural plans can account for preference. Our end-to-end design-build process enhances your design goals by guiding them from fruition to execution by our award-winning in-house design team. Learn more about our interior design process. 

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PLANNING & PREP | Material Selection + Procurement

The most hands-on aspect of any pre-war renovation is finding materials to bring the 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. Learn more about our material selection and procurement process. 

PLANNING & PREP | Design Renders

After all materials have been sourced, we create life-like digital renderings of what the renovated space will look like upon completion. This includes every aspect of the design, down to the cabinet color and hardware. These high-end renderings provide a visual accompaniment to the blueprint that guides construction. 

CONSTRUCTION & RENOVATION

• Demolition Phase
• Initial Inspections
• Framing & Rough Carpentry
• Electrical & Plumbing
• Finish Carpentry & Fixtures
• Final Inspections & Walk-Through

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[#FAQs]Design-Build FAQs[#FAQs]

What Projects Does Design-Build Cover?

With a design-build firm, anything is possible. Design-build renovations aren’t limited to any specific job size, type, or style. If you want a full brownstone renovation in Brooklyn or a luxury Sky Loft Kitchen Renovation, design-build construction is ideal, offering a full-service approach including all aspects of a robust and often cumbersome process. If you’re looking for a smaller-sized project or single room remodel, Design-Build may be more than required for the job.

Do Clients Forfeit Control During A Design-Build Project?

Absolutely not. Our design-build process might be full-service, but our clients are included in every step of the renovation process. Each project has a dedicated in-house designer and project manager, who deliver timely updates throughout the renovation, offering opportunities for client input at every stage of the process. Plus, all updates are recorded daily and conveniently available for review via our JobTracker app.

[#Before]NYC Design-Build Before + Afters[#Before]

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Upper West Side Pre-War Co-Op Renovation | 801 West End Ave

Upon being enlisted for this co-op renovation on the Upper West Side, the prime 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 character. With a speciality in pre-war renovations in NYC, we were happily up for the challenge. View the full renovation via our Before + After portfolio here.

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Full Renovation Of Pre-War Co-Op In Manhattan | 1035 5th Avenue

When our client purchased this 4,000 square foot pre-war property at 1035 5th Avenue in the middle of quintessential Manhattan, 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 client testimonial video and full renovation before and after.

[#Choose]Why Choose Gallery for Design-Build Construction in NYC[#Choose]

Design-build firms like Gallery include architects and designers, working in tandem to ensure your vision for ideal interior design can be accommodated logistically and creatively, all while getting necessary board approvals and permits squared away on your behalf. Those creative catalysts ensure designs can be executed properly with our project managers, who not only review accordingly up front in the process but see the project design through to completion.

When working with a full-service design-build firm in NYC like Gallery KBNY, our clients rest easy knowing we plan, design, and execute all of our NYC home renovations with customer priority front and center. To see for yourself, learn more about Gallery, view a portfolio of our work, or contact us to take the next step towards your upcoming renovation.