ARCHITECT’S GUIDE TO NEW YORK APARTMENT RENOVATION - DOING IT THE RIGHT WAY: PART 3 - PERMITS, COSTS AND FINDING A CONTACTOR
Architect’s Guide to New York Apartment Renovation -
Doing It The Right Way:
Part 3 - Permits, Costs and Finding a Contactor
Do I Need a Permit For The Renovation?
Unless the renovation is very small in scope, does not include relocation and/or removal of walls and plumbing fixtures, and you’re only replacing existing finishes and/or cabinets, it’s most likely you’ll need to file for the DOB (Department of Buildings) approvals and get a permit. The architect will advise if the scope of work requires a permit.
The approval process is costly considering the fees for the architect, expeditor, engineers (if they need to be providing services), asbestos report, DOB fees, inspections, and possibly other fees. However, obtaining permits for the work is the law, and it will also be demanded by the building management – simply accept that’s part of the process and the related costs and approval duration need to be factored into the overall budget and timeframe.
A Bit About the NYC Department of Buildings (DOB) Approval Process
For an apartment renovation in New York, typically an Alt2 type application will be filed. An Alt1 application will be triggered if there’s a change of use, egress or occupancy and/or a change to the Certificate of Occupancy of the building. Getting the DOB approval for an Alt2 application usually takes around two to three weeks and an Alt1 application approval can take a few months.
The architect considers compliance of the proposed work from the early phases of the design. Conformity is required with, but is not limited to, NYC building codes, including codes related to mechanical, plumbing and electric systems, energy and accessibility, Multiple Dwelling Law, Fire Department rules and regulations, the Zoning Resolutions, and if applicable with the LPC (Landmarks Preservation Commission) rules. In the standard approval process, the drawings are submitted for review and approval by the DOB.
How Much Will The Renovation Cost?
Sometimes, at the early phases, I find that the client’s intended budget is too low for what they want to achieve. If they want to renovate the entire apartment including, remodeling a couple of bathrooms and installing a new kitchen for $50K, it’s simply unrealistic.
It’s important to manage expectations at the beginning of the process and to be sensible about what can be achieved. It also helps channeling the architect’s efforts in the right directions. For example, designing a very detailed custom-made walk-in-closet would be a waste of time if it ends up being too expensive.
Ballparking cost in accordance with typical cost for square foot for renovation in New York (anywhere from $250 for a square foot to $500 a square foot and up), or typical costs for renovating a bathroom or a kitchen (anywhere between $20K – $100K and up), will give a very general and inaccurate cost estimation. You can get more real numbers if you start a conversation based on schematic design drawings with potential contractors. These drawings (sometimes called pricing drawings) are not the final drawings for bid, however, they will enable a contractor get a better understanding of the intended scope of work.
The most realistic cost numbers will be coming from the bidding contractor’s proposals. These proposals are based on the architect’s, and if there are, the other consultants’ drawings for bid. Especially with a renovation, adding a percentage to the cost of the work (typically 10% -20%) for hidden conditions and surprises is a good idea.
Hiring a General Contractor
Can you be your own contractor? It requires a lot of commitment, time, experience and not everybody is made to handle it. In most cases I would advise against it.
Typically, a general contractor who’s experienced with similar apartment renovations in New York, will hire sub-contractors (electrician, plumber, millworker etc.) with whom they are familiar and have a working relationship with. Managing the subs on the job is included in their responsibilities.
I recommend getting proposals from at least three contractors. You can get referrals for contractors from the architect and from friends, neighbors and/or anyone that had good experience with a contractor working on a similar type of project.
It’s determined prior to construction (and usually it’s stated on the construction drawings) which materials and fixtures will be supplied by the owner and if the owner will hire their own specialty contractors (i.e. audio and visual systems installer).
Regarding the Owner-Contractor agreement, if you write an agreement yourself it’s a good idea to have an attorney go over it or have them write it for you. A good source for agreement templates is the AIA Contract Documents site.
Conclusion
Estimating costs based generally on known renovation cost for a square foot in New York City is not very accurate. More accuracy can be achieved if the estimating is based on the schematic design drawings. The proposals from the bidding contractors will provide the most accurate costs.
Include costs associated with obtaining the required approvals and permits in the project’s budget and add to the overall cost 10%-20% for contingencies. Factor in time for obtaining permits and get proposals from at least three contractors.
Next, in Part 4, we’ll discuss the bidding and construction drawings.