Why Renovating in NYC is More Expensive and How You Can Cut Costs…
Living in NYC is an exciting thing …. But it comes with a cost.
Doing a NYC renovation is a long labor process. When it comes to moving walls, opening doors, updating electrical and plumbing or anything having to do with a gut renovation, the time employed for the project is not only the time for creating design and technical drawings for construction but also the considerable amount of time employed to coordinate with the building’s board Architect and more. There are some key points when deciding to renovate in NYC and I have created a list of some of the top reasons why NYC renovations are costlier than in other cities.
NYC buildings whether it be a co-op or a condominium have a complex set of rules and regulations that control the extent of renovations. These rules are called an Alteration Agreement. The Client needing a renovation in the city should hire an Architect that produces a set of drawings with detailed specifications and prepare the application for the Alteration Agreement on behalf of Tenant/Client. This Alteration Agreement is then submitted to the building’s Architect for approval, this can take approximately 2-4 weeks. If the plans are approved, they will then be submitted to the DOB (Dept. of Buildings) for yet another approval with a waiting period of an additional 2-4 weeks. These steps are not only time consuming but have their own separate fees.
The Architect will then find the appropriate Contractor that has the proper insurance to work in the Client’s building and also will make sure that any sub-contractors are also insured. This step is invaluable and will determine the success and smooth sailing of your renovation.
Time is money, and for renovating in NYC even more so. The renovation and construction process is longer in NYC because in most buildings, it is only possible to work from 9am to either 3:30 or 4:30 pm with no work on weekends or holidays. That short time frame will include the set up and clean up. In addition, some building allows construction only during summer months to minimize noise and work traffic when most owners are traveling. This reduces the timeline to complete a renovation to only 3 months. As a consequence, this can result in a higher fee.
If your renovation will include demolition that creates loud noise, the other tenants need to be notified ahead of time, including tenants on all four sides who need to be notified in writing. If you are receiving deliveries they can only be done under the supervision of the Contractor’s foreman or the Architect. The removal of debris can be done on only specified days and by professionals. These items can prolong the renovation due to the specific regulations of each building.
There is a gold standard to which NYC clientele is accustomed to: high quality service, skilled workers and the guarantee of a high quality job. That is why hiring a trusted design professional and a skilled and reputable Contractor are key aspects in the Client’s selection.
The Client must take the following specific actions in great consideration to have a successful project and to keep costs down:
- Hire an Architect/Interior Designer to prevent higher costs due to mistakes or lack of time management and prevent you from purchasing materials and fixtures without understanding the potential to incur higher installation costs
- Get Estimates from at least three Contractors, be sure to get comparable bids including from the Contractor that the superintendent may suggest
- Consult with your Architect and selected Contractor for advice (example: before purchasing a 300 lb. chandelier, make sure that the ceiling slab is strong enough to support the weight, otherwise you will have to reinforce the ceiling incurring extra cost and time)
- Stick to the Scope of Work. Be very clear about the scope, and avoid creating changes in the middle of the renovation. Change orders are your enemy, they can dramatically increase costs. The best way to stick with the scope is to work very closely with your professional in the design phase even before ordering material and starting construction. That will help to stay within your budget.
I hope that these tips clarify questions you may have before embarking on your renovation process; knowledge is power and knowing the whys? and how’s? in the process of work for your project can assist you in making the right decisions for your space.
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