ARCHITECT’S GUIDE TO NEW YORK APARTMENT RENOVATION - DOING IT THE RIGHT WAY: PART 1 - PRE-DESIGN
Architect’s Guide to New York Apartment Renovation -
Doing It The Right Way:
Part 1 - Pre-Design
Where and How To Start
You’ve bought an apartment in New York City and you know you need to put work into it – the ideas are flowing for how you can make it modern, stylish and personal, what you can do with the kitchen, how to update the bathrooms or how you’ll change the lighting.
Or maybe you’re a homeowner already, and it’s time to give your home a facelift. You’ve started looking at interior design magazines and blogs like Dezeen and Design Milk, and you’re excited about the possibilities.
But you’re also wondering, where and how do I start? What’s a realistic timeframe for the renovation? How much will it cost? Do I need an architect? Do I need building permits? How do I find and hire contractor?
You’ve likely also heard about renovation horror stories. How a project cost so much more than planned. How it took so much more time.
I am a New York licensed architect, experienced with both renovations and new buildings in New York City. In this five-part series, I’ll provide some insight and share my perspective on renovating in New York and beyond.
It Will Require Commitment
Any renovation, as small as it may be, requires commitment from the owner. It will take time and effort. You will need to communicate your vision, make choices, and simply be present (or at least have a representative present) to establish a sense of an authority with expectations from the project.
Preparation
Few renovations proceed exactly according to plan. It’s important to accept and internalize this from the beginning. The goal here is to minimize what can potentially go wrong.
Working with your architect and following industry guidelines can go a long way toward preventing delays and additional costs. Cutting corners before and during construction always leads to delays and higher costs in the long run. A common inclination is to use drawings that are not detailed enough for accurate work by the contractor, hoping the contractor will correctly work it out. Some people cut down on the design phase, thinking we can figure it out as we go along, resulting in a contractor and crew on-site not knowing what to do. These are just a few of many examples where additional costs and delays could have been avoided.
Who is an Architect?
Licensed architects in New York must have an architectural undergraduate or graduate degree from a recognized architectural school, complete a professional internship for three years and the Architecture Experience Program, and pass the Architect Registration Examination (ARE).
For a renovation or new building, you need a New York State licensed architect to produce and then sign and seal the drawings and documents that are submitted to the NYC Department of Buildings (DOB) for approvals of the renovation or new construction. An architectural designer who is not a licensed architect cannot take on this responsibility.
There seems to be a misconception with some that architects are responsible for getting the approvals and for the technical aspect of the work and designers are doing the design. Many licensed architects handle both exterior and interior design.
When choosing an architect, look for experience working on similar projects in New York City, familiarity with New York City codes and zoning resolutions, and experience with the approval process. Experience with New York consultants and contractors is also important.
Why Do I Need an Architect?
In addition to filing and getting approvals required for the work, the architect is there from the very early feasibility and design phases all the way through to the completion of the project, and possibly beyond, when the apartment or building are occupied. Typically, the architect will be your consultant for the renovation during the design phase, the DOB approval process, bidding and construction documents, and the construction administration phases. For a detailed description of our typical architectural services, see here.
Some clients prefer to adopt a semi-DIY approach in order to minimize the services their architect provides and reduce their fees. However, unless you have ample time and previous experience with renovation and construction, I highly recommend hiring an architect for the full range of services. Proceeding through the renovation process in a methodical and considered way, with professional drawings and documents, as well as construction administration services during construction, is much more likely to get the project completed within the budget and timeframe you planned for.
Another way to look at this is that the architect’s fees are low relative to the project’s overall cost (typically 7%-12% of the cost of construction) and significantly lower the risk of the project’s costs and timeframe ballooning.
Conclusion
Renovating an apartment in New York can be an exciting and creative experience, it also requires commitment, and it’s costly. Hiring an architect, who is experienced with this process and can work with you from the early design phase through the completion of the renovation, will minimize the risk of going over budget and the planned timeframe.
Next, in Part 2, we’ll review what you need to know about the preliminary design phase.