Renovating an apartment in New York City can be complex, yet an exciting possibility to make the space that best suits you. Whether an Upper West Side or Fifth Avenue Pre-War, Tribeca or SoHo Loft, Greenwich Village Townhome, FiDi Conversion, Upper East Side Post-War, Gramercy Park Apartment, consulting with an architect early benefits the project. We will cover.
Take a step at a time, read this guide, and draw on 15 years of experience, Lenka Ilic Architecture D.P.C. can guide you through everything you need to know into one clear plan of action. A good design is neither expensive nor time consuming. Good design is careful, intelligent, and within the estimated budget. Architecture is sustainability, sculpture, atmosphere and feeling. As Ludwig Mies van der Rohe said” God is in the detail”.
Use this guide to avoid costly detours, negotiate with confidence, and turn design intent into a board-approved, DOB-signed reality.
To envision your new space, you should understand the governing rules that dictate what's possible, these are DOB regulations, Condo/Co-Op alteration requirements, existing conditions, just to name a few. An architect is your advisor, not just on technical matters but on legal aspects as well.
The structural system of the building (whether wood or concrete) impacts renovation planning. Wood structures often require more on-site investigation to assess design changes, while concrete systems are generally easier to evaluate visually.
Window placement is important, for light and airflow, especially for bathrooms; if no exterior window exists, mechanical ventilation will be required.
Existing ventilation and HVAC layout must be considered to ensure all new rooms have proper heating, cooling, and ventilation after any floorplan changes.
A building may be historic landmark or in a historic district. If the building falls into these categories then the work being performed must be brought up to the Landmark Perservation Commission (LPC) and have the appropriate paperwork filed.
With so many Pre-War and Post-War Buildings, the average New York City apartment in Manhattan is around 100-years-old. If your building is older be aware of the common surprises renovating an NYC apartment:
Asbestos is frequently found in old flooring, pipe insulation, and plaster; requires professional testing and certified abatement before any demolition.
Insufficient Electrical Loads in many older apartments can’t support modern appliances or air conditioning; an electrician may need to upgrade your panel and wiring
Cloth Wiring is common in pre-war buildings, cloth-insulated wires are outdated and unsafe; full rewiring is typically required to meet code.
Outdated Plumbing such as old galvanized pipes or mixed materials often lead to leaks or poor water pressure; replacement with copper or PEX is a common upgrade during renovations.
Presence of Lead in paint is common in pre-1978 buildings; surfaces must be tested and, if found, properly removed or encapsulated by certified professionals. This is becoming more frequent with Local Law 111 (Lead-Abatement) of 2023 mandating testing of all dwelling units and common areas by August 9, 2025.
Pre-Construction Review with a General Contractor on the site.
An architect is your partner throughout the apartment renovation process, guiding you from establishing your goals and budget, through design and technical drawings, to contractor selection and construction oversight. Lenka Ilic Architecture D.PC. helps manage the project every step of the way, ensuring quality and smooth permit closure. By working with both architects and contractors whose perspectives align with yours, you gain professional insight and support.
If you live in a condo, co-op, or HOA building in New York, your renovation will need to comply with your building’s alteration agreement and house rules. In addition to city permits, your plans typically require review and approval from the building’s board.
An architect can guide you through this process, coordinating with both building management and city agencies to keep your project on track and compliant.
These documents outline what changes are allowed, as well as procedures for approvals, working hours, deliveries, and protecting shared spaces during construction.
Alteration agreements vary by building but typically include:
A building's Architect must review your Architect's detailed prepared plans highlighting the Scope of Work being performed. Ensuring your renovation complies with building standards and streamlines the approval process.
Most buildings require contractors and subcontractors to carry insurance, often between $1 and $2 million, though some demand up to $5 million in coverage. These requirements can limit your choice of contractors.
Building boards set rules to minimize disruption for residents, often restricting renovation hours and imposing limits on noise. Some buildings may only allow work during certain seasons, and alteration agreements can include strict deadlines with penalties for delays.
The “wet-over-dry” rule is a key consideration in NYC apartment renovations: most buildings require kitchens and bathrooms to remain stacked over similar spaces, rather than above bedrooms or living areas, to reduce the risk of leaks. This often restricts relocating plumbing, but your architect can engage with the board and propose solutions to address any concerns.
Alteration agreements often impose strict timelines, penalties for delays, and can shift construction liability to the owner, making an architect experienced in construction administration and contractual matters essential. These terms are typically required for board or management approval.
Your building will have its own architect conduct an alteration review of your renovation plans, primarily to ensure code compliance and protect the building from liability. The cost for this review is sometimes passed on the owner and in Manhattan or Brooklyn typically ranges from $1,000 to $2,000. This process can involve lengthy communication and potential delays, especially without an experienced design team.
Once management completes their review, the board will consider your plans for final approval, which is required before you can start work. Approval timelines vary by project, but your architect will coordinate closely with management and the board to keep things moving.
A well-planned budget and realistic timeline are key to a smooth apartment renovation in New York City. With variables like building approvals and board reviews, it’s important to anticipate where additional time or costs may arise.
We help you establish a clear financial plan and schedule from the outset, guiding you through each phase and keeping your project aligned with your goals.
The chart below offers a visual overview of a typical NYC renovation timeline, so you know what to expect as your project progresses. Works best on Desktop.
Selecting & Interviewing Your General Contractor
It is beneficial for the project to engage a general contractor in early process of the design process to advise on construction cost estimates. The architect shall be able to suggest a few general contractors that could be a good fit to provide bids. Keep in mind:
Below are questions Lenka Ilic Architecture D.P.C. typically asks of our contractors.
We provide architectural and permitting services in-house, streamlining the process to save you time and reduce costs. Ensuring clear communication and maintaining the highest standards, all while providing a quick turnaround.
Lenka Ilic Architecture D.P.C. ensures compliance with approved construction documents and referenced standards as required by laws and code regulations.
With an in-depth approach, our team guides your apartment renovation project every step of the way, visual related and techincal building system design, coordination, logistics, so your renovation stays on budget and on track from start to finish.
We hope this has given some perspective on your future New York City renovation. The most successful projects begin with the right guidance from the start. Before making design decisions, we encourage you to connect with our team. Lenka Ilic Architecture D.P.C. helps you navigate the complexities, uncover creative solutions, and ensure your vision is realized with clarity and confidence.
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