NYC Apartment Renovations
Renovating an Apartment in nyc
Client gets proposals from multiple Architects and hires Architect:
We begin by discussing your priorities and we share strategies and costs based on our experiences. We measure the existing spaces and draw a 3d model, developing dozens of design options along with animations of the spaces so you can really see what things will look like, until finally we reach one that you love. Duration: 2 weeks.
Client hires M.E.P. Engineers:
Once approved we prepare the permit & bid drawings. We then send these to the Mechanical, Electrical & Plumbing (M.E.P.) Engineers to prepare their Engineering drawings. Duration: 2 weeks.
Review by Landlord & Consulting Engineers:
Then both the Architectural & Engineering Blueprints are sent to the Landlord or Building Management Company and their consulting Architect & Engineer for review. Duration: 3 weeks.
Bidding By General Contractors:
While the project is being reviewed by the landlord the bidding General Contractors (G.C.'s) provide their cost estimates and proposals. Duration: 3 weeks.
Client hires Environmental Engineer.
In NYC all renovations require an asbestos abatement form (ACP-5) which shows lab tests that prove no asbestos are present. Duration 2 days.
Client hires Expediter (and 3rd party inspectors.*)
We evaluate their proposals with you, vetting their experience and references and making sure their bids are complete. Duration 1 week.
Client hires General Contractor.
Expediter sends out forms to get signed by landlord, architect & engineers and submits to the Department of Buildings. Duration 1 week.
Permits are issued & Construction Begins. Duration 8 to 12 weeks.
*EXPEDITING SERVICES explained
Expediters can file and get permits in 3 days or normal filing in 3-5 weeks.
To get them in 3 days the Architect & M.E.P. Engineers act as Department Of Buildings plan examiners saying the plans are correct. (Most Architects & Engineers charge extra for this but we don't. Be sure to ask a price be included in your Engineering proposal as it can be up to 40% higher.)
To get permits in 3 days also requires the hiring of 3rd party inspectors: An Engineer who will certify that we did our job correctly acting as a D.O.B. Inspector doing a final inspection.
Because of abuses, depending on the borough 15% to 40% of 3 day permits get audited potentially adding 3-5 months to the process as it gets reviewed by the D.O.B..
Filing normally takes 3 weeks. However many new plan examiners will find non-essential minutia which can add 2 months to the process.
architecture & interior design work: DAY BY DAY
Programming - Phase 1
Day 1: Measure & photograph space
Day 2: Draw existing conditions 3D model
Schematic Design - Phase 2
Day 4: Design & Draw 3 initial design options.
Day 7: Design & Draw next round of options.
Day 10: Design & Draw next round of options.
Day 13: Design & Draw next round of options.
Day 14: Submit prelim. plan for board review.
Design Development - Phase 3
Day 18: Ceiling design
Day 19: Kitchen elevations
Day 20: Molding/millwork package
Construction Documents - Phase 4
Day 23: Provide Progress drawings to M.E.P. Engineers.
Day 25: Provide Architectural Drawing Set for Building Landlord, Board, Architect & Consulting Engineer Review and for Bids by General Contractors.
Day 30: M.E.P. Engineers provide Engineering Drawings issued for Bids by General Contractors.
Construction Administration - Phase 5
Day 39: Review bids by General Contractors and request clarification on prices
Day 45: Choose a General Contractor
Day 46: Adjust drawings as per Building Landlord, Board, Architect & Consulting Engineer comments.
Day 47: Expediter collects the contact information & prepares forms. Emailing forms to M.E.P. Engineer & Architect.
Day 48: M.E.P. Engineer & Architect print blueprints, sign and seal forms and sends to Landlord.
Day 49: Landlord signs the application form and sends to Expediter.
Day 51: Expediter submits application to the Building Department.
Day 54: Application is approved by Building Department.
Day 55: General Contractor can pull permits.
Week 14: Construction Begins. Architect visits are regular intervals to verify percentage of completion of work to sign off on progress payments.
Week 24: Architect prepares punchlist of items which may need correction.
Week 26: Construction Ends.
Week 27: Letter of Completion is submitted by Architect to the D.O.B. and permits are closed.