Will An Architect Have Your Best Interests In Mind?

Exploring whether an independent architect or a full-service design-build firm best serves NYC homeowners, breaking down the costs, control, and coordination needed to achieve your ideal renovation.

November 5, 2024

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Will An Architect Have Your Best Interests In Mind? — Gallery KBNY

Will An Architect Have Your Best Interests In Mind?

Just because your NYC renovation requires architectural services, doesn't mean you need to hire an independent architect.

TABLE OF CONTENTS

Whether you’ve undertaken renovations yourself or heard stories from friends and family, experiences with architects can vary widely. In some instances, hiring an architect can wind up being a wonderful experience, with your home becoming a living masterpiece fit for AD. In other instances, many homeowners find themselves giving up too much design control when looking to accommodate their dream home via an architect, while paying a pretty penny doing so. In these latter instances, neither the architect or homeowner is in error, the renovation solution they’ve agreed upon simply doesn’t make sense for the project. 

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About Gallery KBNY

Gallery KBNY is an award-winning, full-service design-build firm specializing in the architecture, interior design, and renovation of apartments, co-ops, condominiums, townhomes, and lofts across Manhattan and Brooklyn. Our integrated team of architects, designers, contractors, and project managers — with a founding partner involved in every project — manages every phase from board approvals and DOB permitting through design and construction. Because architecture, design, permitting, and construction are coordinated under one roof, the process remains streamlined, accountable, and transparent from start to finish. Our work has been recognized by Forbes, The New York Times, Architectural Digest, and Inc., and we have received Houzz Best of Design & Service seven consecutive years, along with 100+ five-star client reviews.

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In this article, we’ll establish when an independent architect is warranted for your residential renovation in NYC, and ultimately answer the question: are architects always working in your best interest, or could there be a better alternative?

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Upstairs hallway from our Brooklyn brownstone gut renovation in Carroll Gardens. View the full renovation before and after.

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[#1]The Traditional Architect Model: Hidden Costs and Surprises[#1]

As you may realize, hiring an architect for your NYC renovation isn’t completely straightforward. When considering costs, budgeting and even personal responsibility, you're left with a lot of questions when assessing a partnership with an independent architect for your NYC renovation. Below are a few gray areas to weigh when hiring an independent architect: 

Additional Contractor Costs & Risk 

In the traditional architectural model, architects often charge roughly 20-25% of total project cost. This is because they are generally involved only in the design and planning phases, which can result in key details being lost in translation to your build contractor and conflicts when plans are ready to be executed. Consider misalignment between aesthetic goals and construction, change orders, and budget overruns. 

Excessive Material Costs & Less Design Control 

While most independent architects pass off the project once design is settled, some will stay involved as an owner’s agent. This turnkey architectural approach suits clients with flexible timelines, budgets, and undefined scopes. Yet, that approach isn’t for everyone. 

As architects focus on extravagant, creative designs for industry recognition, clients often face higher material costs and reduced design control. Think indoor atriums or water features that use exotic materials. Sounds amazing, but how practical is the feature? Such architectural exclamation points can inflate your budget by 50-100%, often leading to late-stage change orders and a disconnect between the vision and practical reality. All of this makes accurate upfront budgeting difficult to pin down.

Additional Interior Design Costs

The added costs of hiring an architect don’t end with excessive material costs and added bid plans for contractors. In most cases, you’ll need to bring in a separate interior designer as well, adding another layer of expense and logistics for you to manage. 

The Hidden Cost Stack of the Traditional Architect Model

When you hire an independent architect, three cost layers sit on top of construction. Each is well understood inside the industry but rarely disclosed upfront. The figures below reflect typical ranges on Manhattan and Brooklyn residential renovations.

I

Architect's Fee

Independent architects typically charge a percentage of total project cost. Their involvement is concentrated in design and planning, so coordination with the build contractor is contracted and managed separately by the homeowner.

Typical Range

20 to 25%

of total project cost

II

Material and Design Inflation

Architects designing for industry recognition often specify exotic materials and statement features, including indoor atriums, water features, and bespoke millwork. These choices inflate the budget well beyond a comparable design-build scope.

Budget Impact

50 to 100%

above baseline budget

III

Separate Interior Designer

Architects design the structure, not the interior. Furniture, fixtures, finishes, and lifestyle layout decisions require a separate interior designer, adding another contract, another fee, and another vendor for the homeowner to coordinate.

Added Layer

Separate fee

plus coordination time

Design-Build Alternative

Architecture, interior design, and construction sit inside one firm. The three cost layers collapse into one priced scope, managed against one budget, by one team.

Source: Gallery KBNY renovation project data on Manhattan and Brooklyn residential renovations. For a deeper breakdown of pricing transparency, see NYC apartment renovation costs per square foot.

Upper West Side co-op renovation in Manhattan at 140 West End Ave. View full renovation before and after.

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[#2]Design-Build Firms: A Solution Aligned with Your Interests[#2]

If working with an independent architect doesn’t quite feel like the path of least resistance, consider a more modern approach. Enter a full-service design-build firm, which is a general contractor who employs an architect, as well as interior designers, construction managers, and builders - all under one roof. In this all-inclusive approach, the design-build firm serves as a consultant, who thoroughly guides your renovation from start to finish, executing on your behalf every step of the way. They work together with you to craft a space based around your objectives (timeline, budget, and design inspirations). 

This approach typically makes sense for clients who have a sense of what they want with respect to design goals, timelines, and costs. These are often busy professionals with a somewhat defined timeline and budget and those looking for a level of design sophistication without sacrificing function. (Think: I don’t want the fuss or to manage multiple teams. I want a good quality, well built/well thought out space but I’m not looking to make the front page of Architectural Digest).

For more information about a more modern design-build approach, review what a start to finish design build process looks like. 

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Considering a Renovation in NYC?

Click to schedule a consultation with one of the principle partners at Gallery, who will hear out your renovation plans and let you know the best way to proceed - whether we end up working together or not.

Schedule Your Consultation

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[#3]Making The Right Choice For Your NYC Renovation[#3]

Choosing between a traditional independent architect and a modern design-build firm isn’t easy. As we discuss in our popular blog, The Pros and Cons of Design-Build vs. Architectural Firms, each option brings its own set of benefits and challenges. For homeowners, asking plenty of questions is not only expected but encouraged.

If your renovation is nearing reality, factors such as budget, timeline, and the scope of your project need to be considered now. 

Are you aiming for a completely custom design that exemplifies award-winning design, or do you prefer a more integrated approach that simplifies the renovation process and focuses on your own personal style? 

Once your stance is confirmed, choosing the right renovation partner comes down to meeting your needs. 

Where Budget Gets Lost in the Traditional Architect Model

Cost overruns rarely come from one decision. They accumulate across five distinct points in the project lifecycle, each one a place where coordination between separate parties breaks down. The map below traces where the money actually goes.

Stage 01

Design and Planning

Cost-leak point

Specification of exotic materials

Architects designing for industry recognition specify statement materials and bespoke features that the budget was never set up to absorb. Indoor atriums, water features, and custom millwork can inflate the original scope by 50 to 100 percent before construction begins.

Stage 02

Plan Handoff

Cost-leak point

Design intent lost in translation

Completed drawings are handed off to a general contractor who was not involved in the design phase. Construction methodology assumptions, material substitutions, and detail interpretations create gaps that surface only when the work begins.

Stage 03

Contractor Bidding

Cost-leak point

First real pricing reveals overrun

The first contractor bid is often the first time real construction costs become visible. If the design was developed without ongoing construction pricing, the bid frequently exceeds the original budget, forcing late-stage value engineering or scope cuts.

Stage 04

Construction

Cost-leak point

Change orders and field conditions

Pre-war buildings reveal hidden plumbing, asbestos, structural irregularities, and out-of-square conditions during demolition. Resolving these between an architect and a separately contracted general contractor typically triggers change orders that expand both cost and timeline.

Stage 05

Interior Fit-Out

Cost-leak point

Separate interior designer fee

Architects do not typically select furniture, fixtures, finishes, or styling. A separate interior designer is brought in for the final fit-out, adding another contract, another markup, and another vendor for the homeowner to coordinate.

Under one roof

Where the design-build model closes the gaps

Inside a design-build firm, every stage above is handled by the same team. Materials are priced as they are specified. Drawings are produced by people who will build from them. Construction pricing is live throughout design. Field conditions are resolved internally rather than negotiated across contracts. And the interior fit-out is part of the original scope, not a separate engagement. The five cost-leak points collapse into one coordinated workflow.

Source: Gallery KBNY project delivery methodology and renovation project data on Manhattan and Brooklyn renovations. For more on common pre-war surprises, see common surprises when renovating a NYC apartment.

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Patio from our apartment combination in Greenwich Village at 180 Thompson St. View the full renovation before and after.

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[#4]Essential Questions To Ask Potential Renovation Partners[#4]

To lock in expectations when choosing a solution for your NYC renovation, we recommend vetting various potential partners and asking the tough - but essential - questions.

Vetting a Renovation Partner: The Four Critical Questions

Before signing with any renovation partner in NYC, ask the four questions below. How a firm answers each one reveals as much as the answer itself. Side-by-side, here is what a typical independent architect engagement and a fully integrated design-build firm will tell you.

01

How do you approach budgeting and manage costs?

Independent Architect

Budget is typically estimated based on design intent. Real construction pricing is unknown until contractors bid the completed drawings, which can be months in. Itemized cost breakdowns at the proposal stage are uncommon.

Design-Build Firm

Budget is defined upfront with an itemized cost breakdown covering materials, labor, permits, and subcontractors. Pricing serves as agreed-upon goal posts the firm works toward throughout the project.

02

What is your typical timeline for projects of this scope?

Independent Architect

Timeline covers design and planning only. Material receiving, inspection, defect handling, and construction sequencing fall to the homeowner or a separately contracted general contractor.

Design-Build Firm

Timeline covers the full project including design, board approvals, permitting, procurement, and construction. Logistics such as material receiving and inspection are inside the firm's scope. A typical NYC kitchen or bathroom takes four to six weeks of build time.

03

What unexpected issues could arise, and how will we prepare?

Independent Architect

Field conditions surface during construction and are typically resolved between the homeowner, the architect, and the general contractor. Cost and timeline ramifications often appear as change orders.

Design-Build Firm

Common pre-war surprises such as asbestos, hidden plumbing, and structural irregularities are identified during pre-construction. Board approvals, materials, and finishes are managed inside one firm, with contingency baked into the original budget.

04

Can you provide examples of your past work?

Independent Architect

A portfolio of design work, typically photographed on completion. Construction quality and how the work holds up over time depend on the general contractor the architect partnered with on each project.

Design-Build Firm

A portfolio of completed renovations built by the same firm that designed them. In-person walkthroughs of comparable projects reveal both design quality and construction durability, since one team is accountable for both.

Source: Gallery KBNY vetting framework for NYC renovation partners. For more on questions to ask, see our deep-dive on design-build vs architectural firms.

How Do You Approach Budgeting, And What Measures Do You Have In Place To Manage Costs?

When planning a renovation in New York City, always make sure to request an itemized cost breakdown from potential renovation partners, even if it’s an approximate estimate. A legitimate architect or design build general contractor in NYC should have no problem providing a transparent breakdown of costs for materials, labor, permits, and other necessary services such as subcontractors or payment schedules. Without this clear estimate, understanding the project’s scope and comparing potential partners is nearly impossible. 

As a full-service design build general contractor in NYC, Gallery provides all-encompassing costs and payment details up front in the process, in ways traditional renovation methods like a design-bid-build general contractor or independent architect cannot. In order to determine project feasibility, we fully assess your project and do a full cost analysis up front, allowing for comprehensive pricing and scope of work that serve as agreed-upon goal posts we work towards for your renovation. 

What Is Your Typical Timeline For Projects Of This Scope?

When choosing a renovation partner, people often make the mistake of taking the behind-the-scenes logistics for granted. Who will accept materials, inspect them, and deal with defects? If your architect or contractor doesn’t include these in the proposal and timeline, then those vital checks and balances fall on your shoulders. Before hiring, it’s essential to ask your renovation partner about the timeline you can realistically expect for your project. Including the legwork, a typical NYC kitchen or bath renovation takes four to six weeks in an apartment building, with full home renovations taking significantly longer. Be wary of any timeline that seems too good to be true. To get an idea of some baseline timelines, view a few of our relevant NYC renovation articles form our Design & Reno Blog: 

What Unexpected Issues Could Arise And How Will We Prepare?

When renovating in any of the many historic building types in NYC, there are a variety of surprises that may arise upon opening up the space, especially when doing a larger renovation that requires opening up walls. This often means there will be unexpected challenges you’ll be faced with, which could incur additional costs. A good partner should be able to identify these issues ahead of time, or at the very least, prepare you for the potential of them - along with potential cost and timeline ramifications. That includes securing approval from your building’s board, handling materials, and purchasing finishes.

Can You Provide Examples Of Your Past Work?

References are important but don’t put too much emphasis on them. Unless those references are your own friends and family members, they’re likely not completely accurate. After all, would you provide a reference that doesn’t speak highly of you? Instead, ask to see their portfolio of work or even a few previous renovations in person, especially those that are similar to your own project. Only by seeing past work for yourself can you truly see the quality of the finished project and how well the contractor’s work holds up over time.

Wrapping Up

When renovating your apartment in NYC, the question of whether to enlist an independent architect or a fully-integrated design build firm with architecture services is significant. With their keen eye for technical design, understanding of structural intricacies, and ability to navigate complex building codes, independent architects can be valuable assets in ensuring your renovation is award-ready. However, that level of ultra-luxe may not be for everyone and in instances where a peace of mind is preferred above all, a fully-Integrated architecture design build firm can be the most comfortable route. 

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.

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.

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Gallery KBNY is an award-winning, full-service design-build firm specializing in the architecture, design, and renovation of apartments, co-ops, condos, townhomes, and lofts across Manhattan and Brooklyn. Our in-house team — with a founding partner involved in every project — manages every phase from board approvals through construction. No outsourcing, no handoffs, no gaps in accountability.

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About Gallery KBNY

Gallery KBNY is an award-winning, full-service design-build firm specializing in the architecture, interior design, and renovation of apartments, co-ops, condominiums, townhomes, and lofts across Manhattan and Brooklyn. Our integrated team of architects, designers, contractors, and project managers — with a founding partner involved in every project — manages every phase from board approvals and DOB permitting through design and construction. Because architecture, design, permitting, and construction are coordinated under one roof, the process remains streamlined, accountable, and transparent from start to finish. Our work has been recognized by Forbes, The New York Times, Architectural Digest, and Inc., and we have received Houzz Best of Design & Service seven consecutive years, along with 100+ five-star client reviews.

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Pre-War Co-Op Renovation Asbestos: Key Facts (2026)
TopicKey Detail
Where asbestos is typically foundBehind walls — pipe insulation, steam risers, branch heating lines
Surface test resultsOften negative on walls and floors — hidden asbestos requires invasive investigation
Required NYC testingACP-5 clearance certificate required before DOB permit filing
ACP-5 testing cost$1,500–$4,000 depending on scope and number of samples
Abatement cost — typical scope$3,000–$15,000+ depending on linear footage and materials
Abatement cost — extensive scope$15,000–$40,000+ for full riser or branch line replacement
Timeline impact — proactive planningMinimal — when abatement is scoped and contracted in pre-construction
Timeline impact — reactive discovery2–6 weeks of unexpected delay mid-construction
Buildings most affectedPre-war co-ops built before 1940; especially those with original steam heat

Source: Gallery KBNY pre-war co-op renovation project data (2026)

Managing Partner/CEO

Avi Zikryhttps://www.gallerykbny.com/authors/avi-z

Avi Zikry is the CEO and managing partner of Gallery KBNY, a full service design-build firm specializing in the design and interior renovation of apartments, townhomes, and lofts in NYC. Under his leadership, Gallery KBNY has earned the reputation for delivering exceptional service and beautiful homes to our select group of clients. Avi's strategic positioning extends beyond the brand. He has strategically cultivated a network of industry partners and suppliers, forging strong alliances that allow Gallery KBNY to access cutting-edge technologies and materials. By staying abreast of industry trends and technological advancements, Avi ensures the firm remains at the forefront of innovation, consistently offering clients the latest design solutions and construction methodologies.

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