Most Important Things To Know about the Process of Renovating your Apartment in NYC:
Today’s post is a “guest” post from another Studio MM team-member, John Grinstead. Since John is our in-house expert on all things Residential Architecture + Renovation in NYC, I’ve asked him to jump in here today and give us the basics for What To Expect when Designing/ Renovating Your Apartment in NYC. To be perfectly honest, the genesis for this post came from one of our clients. After going through this process with us recently, he suggested that providing an outline to future clients as a “heads-up” when they begin the process might be helpful, and I couldn’t agree more! (Also happy to say that project is going very well and construction is almost complete!)
DESIGN TEAM
Team is always #1! The success of our projects depends largely on the collaborative quality of our team. At the beginning of each project we assemble a design team of consultants and engineers who work together with us to achieve the same goal: creating and contributing to a fantastic project for our clients.
EXISTING SURVEY
(Plans of your existing apartment.) Even though this seems like a simple task (often we see plans on a real estate listing that basically resemble the layout of that apartment), precise and accurate plans are one of the most important items in any renovation. Especially considering the spatial challenges in NYC, every square inch matters! …and must be well documented before we begin designing.
DESIGN PROCESS
Studio MM begins the design process with “Tell us more about YOU and how you live” so that we can create the best possible solution for you and your family.
Similar to designing any home, renovating your apartment in NYC should not be a daunting undertaking. Sometimes there are a few extra hoops to jump through, but that’s why you hire an architect. We have written previously about What To Expect during the Schematic Design and Design Development Phases, documenting the progress of one of our projects so you’ll know exactly what to expect along the way. Whether your project is a new home on 7 acres or a renovation of an existing apartment in the city, our design process is focused on the same thing: YOU and how you and your family live in your home.
APPROVALS PHASE
Designing your home should always be a fun and exciting process and your architect is there to guide you through. Since there are multiple layers of approvals required when renovating an apartment in NYC, we factor additional time into our project schedule. Timelines will vary, but as long as we are clear about the design and approvals process and understand our clients’ expectations when we begin each project, the process will go smoothly.
The “Approvals Phase” of a project is drawing, paperwork, and management heavy. Even though our clients are less involved during this phase than in the design phase, we are in constant communication with weekly updates of progress and milestones. They are certainly the first to know as we receive each approval.
The following are 3 typical approvals required in NYC, listed in order of how we submit:
BUILDING / BOARD APPROVAL
Building/ Board Approval usually takes the longest amount of time and is required prior to submitting to LPC or DOB (see below). To avoid unnecessary hold-ups, our goal is to finalize all design decisions before we begin submitting for approvals. Once we have one approval we don’t want to have to go back and start the process again.
Building Boards are concerned with fireproofing, waterproofing and soundproofing your apartment. We are typically required to submit Architectural Plans, Scope Letter, Electrical Load Letter, and a signed (from the client) Alteration Agreement.
Even with the best drawings you should expect at least one round of comments in each case.
LANDMARKS PRESERVATION COMMISSION (LPC)
If your building is landmarked or is within a landmarked district you will have to obtain approval from LPC prior to submitting to the DOB. If there is no exterior work proposed this should be a quick approval.
DEPARTMENT OF BUILDINGS (DOB)
The DOB in NYC is just one more ring to fly through in the approval process.
EXPEDITOR: For projects requiring Department of Buildings approval in NYC we always bring an expeditor on board as part of the team and depend heavily on his or her knowledge and experience with types of filings, various forms and paperwork and what inspections will be required. They are a necessary bridge between the DOB, Landmarks, other city agencies, and the Design Team.
CHOOSING A CONTRACTOR + BEGINNING CONSTRUCTION
Team doesn’t end with the architect and design team, it extends to the contractor as well.
Construction is almost finished on a current renovation project in NYC… stay tuned for more What To Expect when Renovating an Apartment in NYC when that is complete – we’re very excited to show off the finished apartment and tell you more about the project and process.
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Happy renovating,
John