How To Start The Apartment Renovation Process In NYC

Table of Contents

• Understanding the NYC Apartment Renovation Landscape
• Setting Clear Goals and Expectations
• Budgeting for Your NYC Apartment Renovation
• Navigating NYC Renovation Regulations and Permits
• What To Look For When Hiring A NYC Renovation Partner
• The Importance of NYC-Specific Expertise
• Preparing for the Renovation Process

An apartment renovation in New York City is exciting. For some, you’ve just won the bidding process of an amazing fixer-upper and you’re beaming about the potential you see in the space upon renovation. For others, you’re finally making moves towards your current home’s best-case scenario via the dream home renovation your family has talked about for years. In either scenario, significant changes for your home base are on the horizon and picking the right renovation partner is paramount to a smooth renovation process. 

But, with so many options and seemingly similar routes to choose from, making that substantial decision isn’t easy as anticipated. To help those looking to renovate feel comfortable taking first steps towards their forever home, we’ve outlined principles and key steps on how to confidently start the apartment renovation process in NYC. After all, everyone needs a little reassurance. 

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[#1]Understanding the NYC Apartment Renovation Landscape[#1]

Ever been sitting in bed trying to find the perfect movie to watch but there are so many options you wind up giving up and going to bed? That’s how finding a general contractor in Manhattan can seem. With so many choices, the key is understanding the distinct advantages of each option and how they best fit your needs. 

General Contractors 

A general contractor in NYC primarily oversees the construction phase of a project, coordinating various tradespeople, subcontractors, and suppliers to assure all work aligns with the design provided by the homeowner or architect. They manage scheduling, budgeting, and all daily operations, verifying all work adheres to local building codes. The key distinction in this model is that design and construction are separate processes, with the design plans typically provided by the homeowner or a separate architect, then executed by the general contractor.

Design-Build Contractors 

A design-build general contractor offers an integrated approach by combining both design and construction services, handling everything from initial concepts to the final build. This full-service style of contractor provides a single point of contact for the entire project, streamlining the renovation process and leading to more cohesive and efficient project management. By having in-house designers, the design-build model allows for a collaborative process that often results in less friction when renovating and a more transparent process overall. 

Architects 

Architects are required for your NYC renovation when the project involves structural changes or complex layouts. These structural design experts work with your general contractor to draft plans for your renovation, while also guaranteeing the project meets local building codes. 

Architects And Traditional General Contractors‍

In renovations driven by traditional general contractors, architects typically work with general contractors to bring their completed plans to life. In this case, traditional general contractors focus on managing the construction process, coordinating trades, and ensuring that the renovation aligns with the architect’s design. This setup can lead to effective project execution but requires clear communication between the architect and the contractor to prevent missteps. 

Architects And Traditional Design Build General Contractors‍

With design build general contractors, the architectural work is kept in-house, as their own architects draft the plans and solve for regulations, working with the in-house interior designer to ensure all aspects of the design meet code, match the drawings, and provide the most functional layout possible. 

For more on architectural services in NYC, read What Kind Of Architect Is Best For Your NYC Renovation? 

Interior Designers 

Interior designers specialize in optimizing space, selecting materials, and crafting the overall aesthetic of your home. These creative gurus create functional and visually appealing environments, which is essential when renovating in NYC apartments, where maximizing space is crucial. 

Interior Designers And Traditional General Contractors‍

When working with a general contractor, interior designers will occasionally be brought into the project in order to provide detailed guidance on design elements and materials, while the contractor handles the construction. 

Interior Designers And Traditional Design Build General Contractors‍

For projects where both design and construction are preferred for easier client management, a design-build general contractor can streamline the process by integrating design and construction services under one roof. This full-service design-build approach can simplify coordination, reduce miscommunications, and often lead to a more cohesive and efficient renovation process.

For a full understanding of interior design in NYC, dig into our interior design services or read What's The Difference Between An Interior Designer And Interior Decorator?

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[#2]Setting Clear Goals and Expectations[#2]

Before you decide which renovation route is appropriate for your needs, consider these common challenges you’ll be faced with upon kick starting this loaded process. 

Lack of Clarity With Cost Of Work

While most looking to renovate are rightfully curious how much their renovation will cost, the bottom line of your renovation is ultimately dictated by your design vision and budget parameters. When working with a traditional general contractor, there’s a good chance they cannot provide you with full renovation costs until all portions of the work have been bid out. This could potentially take months. 

The opposite can be said for design-build general contractors. These full-service general contractors provide every aspect of your renovation under one roof and can therefore deliver complete pricing for your full project up front. At Gallery, we can typically provide full costs for your renovation within 95% accuracy upon initial walk-through of your space. 

NYC's Complex Permit Process

Embarking on any Big Apple renovation involves obtaining various permits tailored to your project's scope. From basic work permits to specialized electrical and plumbing permits, each step requires meticulous attention to detail. 

When working with a traditional general contractor, the client is often responsible for pulling permits and securing board approvals on their own. This often leads to hiccups and delayed timelines. Hiring a full-service design-build firm like Gallery KBNY can significantly reduce these delays. Our seasoned team understands the intricacies of the permit acquisition process, ensuring that your project progresses efficiently. We leverage our expertise to anticipate challenges, expedite approvals, and minimize any unforeseen waits, providing you with a streamlined renovation experience.

Co-Op And Condo Board Approvals

As you might expect, co-op renovations in New York City are fairly regulated. Co-op boards have stringent alteration agreements which impose rules around what is and isn’t allowed in terms of construction and renovation, including methods that can and can’t be used.

The alteration agreement essentially guides how the general contractor approaches the project. This involves the following, among other things:

• Plumbing restrictions
• Who to notify
• When work can be done
• Types of materials
• Types of construction methods
• For more specifics on alteration agreements in NYC, read NYC Alterations Agreements: Everything You Need To Know
  

Similar to permits, this process is typically handled by the homeowner when working with traditional general contractors. With a design build general contractor, the client no longer has to manage these logistical burdens. From building and co-op board approvals to zoning and DOB approvals, design build firms with true full-service expertise like Gallery handle every approval requirement with precision and expertise on behalf of their clients. This includes applications with the Landmark Preservation Committee, a formality required for homes designated a landmark or located on a landmark street, which is around 20% of all Manhattan properties. 

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[#3]Budgeting for Your NYC Apartment Renovation[#3]

For full details on NYC apartment renovation costs, read our detailed blog on the topic. In summary, a full upper mid-tier renovation can range in cost from $250 to $450 per square foot (inclusive of all labor and materials), though price can vary due to various factors. Luxury renovations will typically start at $450 per square foot and can fetch as high as $800 per square foot depending on level of finishes and site conditions.

Material Selection

One factor in the cost of a NYC renovation is the quality of materials desired. To help gauge the cost per square foot and how materials factor into the bottom line, we’ve broken down a standard apartment renovation in comparison to a high-end apartment renovation:

Apartment Renovation (1,100 Sq Ft) Priced $200 to $300 Per Square Foot Includes: 

• Full Kitchen Renovation (Standard Fixtures, Appliances, Countertops, Backsplash, Island)
• Multiple Bathroom Renovation (Standard Fixtures, Shower/Bath, Vanity, Tiling & Ceramics)
• Hardwood Flooring and/or Carpet Installation
• Paint Color + Wall Covering
• Lighting + Electrical Fixture
• Trim (Base & Crown Moulding)

Apartment Renovation (1,300 Sq Ft) Priced $350+ Per Square Foot Includes: 

• Full Kitchen Renovation (High-End Fixtures, Appliances, Countertops, Backsplash, Island)
• Multiple Bathroom Renovation (High-End Fixtures, Shower/Bath, Vanity, Tiling & Ceramics)
• Living & Bedroom Renovations (Custom Millwork)
• 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)
• Trim (Base & Crown Moulding)
• Integrated Smart Home Technology

Dry & Wet Spaces

When you’re renovating an area that’s considered a ‘wet space’ that means you’re likely going to be touching plumbing stacks. This typically increases the costs per foot. For example, dry spaces such as a bedroom or living room can cost an average of $50 to $70, while wet spaces like the kitchen and bathroom can range from $300 to $400 per square foot.

Layout Adjustments

Changing the layout will add to the cost and likely start your renovation in the $300s per sq foot.

NYC Permits & Formalities

Architectural plans, permits, and other paperwork needed to apply for a NYC apartment remodel can cost upwards of $20,000. For example, if your project includes plumbing work, the permits for that alone can cost as much as $5,000. Electrical permits cost about $900 on average, while an asbestos inspection, if necessary, would run you an additional $500 to $1,500. Architectural plans start at around $15,000 but can range higher depending on the level of engagement and detail of plans. 

Heating & Cooling

Adding central air to your scope can easily add $50,000 or more to your project, but it is not unheard of to reach closer to $100,000 depending on the size, scope, and ancillary work involved. 

Pre-War vs Post-War Spaces

A pre-war home with plaster walls will tend to increase costs, simply because plaster walls require more work in order to modernize, whether necessitating multiple skim coats or demolishing old ones to be replaced with new materials. Learn more about pre-war renovations in New York City.

Elevator vs. Walk-Up

Never take heights for granted when considering cost. Naturally, renovations that require walking up stairs take longer and thus cost more because all the materials have to be manually transported. The higher the floor, the costlier the renovation.

Existing Condition 

An estate-condition space is likely to run north of $350 per sq foot if the project is a full gut renovation. For more on such extensive renovations, read Gut Renovations 101. Other factors that tend to increase the renovation costs of pre-war spaces in estate-condition include asbestos and lead abatement and the desired level of period specificity.

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[#4]Navigating NYC Renovation Regulations and Permits[#4]

If we’re being honest, navigating the NYC building permit process can be tough. However, knowing the essentials can save you from endless headaches, delays, and potential fines. Whether you’re revamping a classic pre-war apartment or giving your brownstone a facelift, the City wants to know—and give their stamp of approval. Fair enough. 

What Types Of NYC Renovations Require a Permit?

Not every renovation needs the NYC stamp of approval, but many do. A fresh coat of paint? No biggie. Knocking down walls or adding an extra bathroom? Now we’re talking permits. Here’s the breakdown:‍

Minor Alterations

‍Cosmetic work like painting, flooring, or swapping out cabinets doesn’t require a permit. Feel free to go wild with that wallpaper.‍

Major Renovations

‍Anything structural, like changing plumbing, electrical work, or rearranging the layout, will definitely need a permit. More specifically, removing over 40sqft of wall area will typically trigger the need for architectural plans.‍

Exterior Work

‍Think façade updates or adding a rooftop terrace. New Yorkers love their rooftops, but so do building inspectors. Exterior alterations usually require permits, especially if you’re in a landmarked district. Landmarked buildings also require additional permits from the Landmark Preservation Commission. 

Why Do We Need These Permits Again?

NYC has more building codes and zoning laws than bodegas. But, these rules aren’t just bureaucratic red tape; they’re about safety, structural integrity, and making sure your renovation plays nice with neighbors. The Department of Buildings (DOB) ensures your project won’t lead to a collapse or, worse, a fire hazard. They can occasionally be difficult, but they’re always necessary.

Building Codes

‍These establish safety standards for everything from electrical wiring to fire exits. They’re updated regularly, so what was legal five years ago might not fly today. ‍

Zoning Laws

‍These shape land use, meaning if you dream of turning your basement into an art studio, you need to check if the zoning board approves.‍

Sustainability Codes

‍In recent years, sustainability has become more of a priority than ever. New requirements focus on energy efficiency and environmental impact. That means your project might need to meet new energy codes depending on the scope. Common renovation requests that could significantly impact a building’s energy footprint include anything from HVAC installations to electrical system revamps.  

Preparing Your Application: What You Need to Know

Before the sledgehammers start swinging, permits need to be squared away. Here’s what you need to know to get your renovation started without falling in a pit of paperwork.

Step 1: Documents, Assemble 

The NYC Department of Buildings (DOB) doesn’t play around, and neither should you when prepping your permit application. Here is the paperwork you’ll need to have present and properly prepared when ready to formally submit your renovation plans:

Architectural Drawings

‍Your vision may be crystal clear, but it won’t mean a thing without detailed architectural plans. These should include floor layouts, elevations, and any changes to the structure. Highlights should be made to the areas being updated to differentiate them from untouched areas of the home. 

Structural Engineering Plans

‍Planning to remove a wall or add some weight to that rooftop terrace? A structural engineer will need to sign off. These plans ensure your building won’t accidentally cave in as a result of your renovation. Good idea. 

Property Surveys

‍Before you start building that dream addition, you’ll need a current survey of your property, showing lot lines, existing structures, and anything else that proves you know where your property ends and the neighbor’s begins. 

Step 2: Local Regulations

The reason documentation needs to be so tight is because everything from zoning laws to building codes must be considered. Otherwise, your application could end up rejected and your renovation stalled out. Some tips:

Double-Check Zoning Requirements

‍Before you start dreaming about that extended gym or rooftop deck, make sure your property is zoned for it. Each zone has specific rules on how high you can build, how much space you can cover, and even how you can use the space.

Follow Building Codes By The Book‍

NYC building codes are updated regularly, and one little misstep—like missing fire safety features or ignoring the need for energy-efficient materials—could send you back to the drawing board.

Common Mistakes to Avoid‍

Underestimating the SOW is a rookie move. Many applicants fail to submit all required documents. Also, missing out on necessary sign-offs from specialists—like electricians or plumbers—can cause delays. 

Step 3: Work Smarter, Not Harder (Here’s Where Gallery Comes In)

If this all sounds like a bureaucratic nightmare, that’s because it can be. But here’s the good news: when you work with Gallery, you don’t have to take on all that stressful logistical legwork. None of it, actually. Our full-service design-build approach means we handle every permit and approval required for your renovation, from planning to filing. We know the ins and outs of NYC’s permitting process and can streamline your application so that you’re not caught in endless back-and-forths with the DOB.

Custom Architectural and Engineering Plans‍

With our in-house architect, we’re able to provide everything you need from an architectural perspective, tailoring the plans of your project to your exact needs, while also making sure your plans are up to code and approval-ready. 

This is different from working with a more traditional independent architect, who often act with their own interests in mind, resulting in clients getting very little input in the design process while 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. With Gallery, we can provide comprehensive pricing for your renovation typically within the first walk-through. For more information, read What Kind Of Architect Is Best For Your NYC Apartment Renovation?

Regulation Compliance‍

Navigating NYC’s regulations can be complex, but that’s where Team Gallery shines. We’ll handle all the details, ensuring your renovation aligns with all zoning laws and building codes. From confirming land use specifics to coordinating with city officials, we’ve got each required line item covered. Our goal is to keep your project on track and in compliance, so you can focus on the exciting parts of your renovation (hint: the design). 

Efficient Submission‍

Our team knows how to navigate the system to get your application processed efficiently. No unnecessary delays, no guessing games—just forward progress. If only everything worked this way. 

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[#5]What To Look For When Hiring A NYC Renovation Partner[#5]

While we’ve outlined many of the most appropriate ways to get a feel for your potential renovation partner in our popular article 10 Questions To Ask A Nyc General Contractor Before Hiring, below are some of the most priority pieces of information to gather before formalizing any official partnership. 

Check For License

Once you find a few general contractors that meet your standards, check every prospective contractor’s license on your state’s or city’s website to make sure it’s legitimate. In New York City, general contractors are licensed by the NYC Department of Consumer Affairs, which has an online system where you can check the license.

Baseline Brand Search On Houzz + Google

Next, search each contractor’s name online to see what reviews say, and check any Google or Houzz.com ratings of them. Online reviews should be taken with a grain of salt, but several negative comments should be a red flag.

Extensive Planning To Avoid Unexpected Costs/Delays

With a full-service team of design and construction professionals accustomed to the complexities of Manhattan renovations, we make change orders and mid-project budget adjustments much less likely by our in-depth planning process.

Confirm They’re Licensed Contractors In New York City

When renovating your BK and Manhattan apartment, ensure your contractor is fully licensed. Without proper certification from the New York City Department of Consumer Affairs and the New York City Department of Buildings, your renovation will face extreme scrutiny during approvals. 

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[#6]The Importance of NYC-Specific Expertise[#6]

Read below to see why NYC residents continue to choose The Gallery Way for added peace of mind during their apartment renovation or luxury home remodel. 

Expertise Across All NYC Residential Building Types

At Gallery, we constantly aim to raise the bar for our clients, not only working towards their renovation goals - but exceeding them. For nearly two decades, we’ve delivered all-inclusive residential renovations that include everything from full condo renovations on East 83rd to 4,000 square foot apartment renovations on 5th Ave.  

Familiarity With Pre-War Renovations 

Renovating in NYC, especially time-honored neighborhoods like the Upper East Side and Upper West Side, requires a deep understanding of the area’s distinct blend of classical charm and modern luxury. Lined with landmarked buildings, pre-war co-ops, and upscale brownstones, large-scale residential renovations are subject to not only stringent building codes but also neighborhood-specific aesthetic guidelines, particularly in areas like Carnegie Hill or West Village where buildings often date back to the 1800s. Working with a design-build contractor privy to piloting pre-war renovations in NYC’s most prestigious areas ensures seamless permit processes and board approvals, offering peace of mind in this exclusive environment.

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[#7]Preparing for the Renovation Process[#7]

Now that you have an understanding of what you’re getting into upon starting your NYC apartment renovation, you’re better equipped to actually kick off the process. Here are your first steps: 

Determine The Scope Of Your Project

Before beginning your project, decide which method you'll use by gauging the scope and determining how involved you want to be. Small renovations such as painting your apartment or redoing a closet will likely require a labor-only contractor. On the other hand, if you are aiming for a gut renovation or multi-room remodel, using a traditional labor-only contractor means you’ll be the one responsible for managing the project, visiting kitchen and bathroom showrooms, securing permits, paying fees, and much more. However, using a design build firm like Gallery alleviates the personal burden, handling all of those nuances on your behalf. 

Consider Living Conditions During The Project

For more comprehensive home remodeling projects — especially when it comes to home remodeling in NYC— your living situation could be one of your biggest sources of stress. The disturbance of living in a construction zone can be nerve-wracking even when everything goes according to plan. If you can, find a place to stay or delay your move-in date until the project is finished.

If you can’t avoid living in the midst of your project, prepare yourself and your family by setting realistic expectations. Consider the time frame for your project and what changes you’ll need to make to accommodate the work. For example, if your kitchen renovation takes six to eight weeks, can you stand ordering in or eating out every night for nearly two months? How much will that add to your kitchen renovation cost? Can you live with other people working in your home each day?

The need to share space is something many people fail to account for, and when you don’t expect it, it can become a source of immense stress. To avoid this stress, it’s important to find a contractor that you respect and get along with from the beginning. 

Consider Functionality In Your Design

It can be easy to get caught up in the desire for a more aesthetically pleasing space. However, it’s just as important to consider how you will move about the space as how it will work. If you're looking at a full home remodel or apartment combination, consider how you’ll optimize the functionality in your new layout. 

Take note of how much storage space you’ll need, whether you need space for children (now or in the future), and anything else that impacts that space. For example, couples who plan to have children might want to think twice about putting a walk-in shower in the only bathroom. A tub would be much more practical.

A strong general contractor will spend time discussing these details with you and should share their knowledge and understanding of how your renovated home should play into your plans. This will help you avoid ending up with a finished product that you regret down the road.

‍Contact A Reliable Design Build General Contractor For Your NYC Apartment Renovation 

If you’re this far into this article, you should have a good grasp on the nuances of a NYC apartment renovation and what type of renovation partner would be a good fit for your project.  If you’re leaning towards the more client-friendly and stress-free approach that hiring a design build general contractor provides, consider setting up a consultation with Gallery. 

We are an award-winning design-build firm in New York City with a full-service approach to renovations in Manhattan and Brooklyn that includes everything from interior design and architecture services to filing permits and construction management. We’re experts in pre-war apartment renovations, apartment combinations, room creations, full gut renovations and all that falls in between. Let us bring your dream home to life.

Considering an apartment renovation in New York City? View our portfolio of NYC apartment renovation before and afters, learn more about Gallery, or contact us today.