Renovations & Gut Jobs
Renovating an Apartment in nyc
Client gets proposals from multiple Architects and hires Architect.
We begin by measuring a space and developing dozens of design options until we reach one that you love. Then we present it for board approval. (1-2 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. (1 week)
Then both the Architectural & Engineering Blueprints are sent to the management company and their consulting Architect & Engineer for review & to the bidding General Contractors (G.C.'s) to provide their cost estimates and proposals. (3 weeks)
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. (1 week)
Client hires General Contractor.
Expediter sends out forms to get signed by landlord, architect & engineers and submits to the Department of Buildings. (1 week.)
Permits are issued & Construction Begins. (10 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. (Architects & Engineers charge extra for this but we don't. Be sure to ask a price be included in your Engineering proposal.))
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 20% of 3 day permits get audited potentially adding 3 months to the process as it gets reviewed by the D.O.B..
Filing normally can take from 3 to 5 weeks depending on the time of year and volume the D.O.B. is experiencing.
All applications require an asbestos abatement form to be signed by an Environmental Engineer with lab tests proving results. This takes a couple of days and is under $1k.
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.