Renovations & Gut Jobs

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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.

 

Additions & New Construction

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Additions & new construction

Client gets proposals from multiple Architects and hires Architect.

We begin by reviewing planning & zoning constraints and developing an initial idea of placement and size based on the land survey. Then we schedule a pre-meeting with planning & zoning officials to get their blessing. 

We begin developing dozens of design options until we reach one that you love. We send this layout again to planning & zoning officials and building department officials to keep them in the loop.

Client hires Engineers.

It is possible to require Mechanical, Electrical, Plumbing, Structural, Geotechnical, Civil & Environmental Engineers to provide the required certifications and calculations that all new construction needs. A licensed surveyor will likely be needed to update the property survey to resemble the proposed conditions.

Architectural and Engineering Drawings are prepared and submitted to the Building Department which forwards them to the Planning & Zoning Department for site plan approval by their Planning & Zoning Commission.

Local Planning & Zoning commissions study the impact of the proposed construction and recommends whether variances will be required. Some towns will also require their Architectural Review Board to weigh in. All of these public meetings require notification of the community who are welcome to come and comment on the proposed new construction.

We address all concerns whether by the commissions or by private citizens and make changes accordingly. It is common for the client to hire a local planning & zoning attorney to present to the various boards seeking approvals.

Client hires General Contractor.

The General Contractor fills out the permit applications and takes the current Architectural and Engineering Drawings to the Building Department for permits.

Once issued construction begins. The General Contractor schedules all inspections. The Architects and Engineers visit at key intervals to verify the percentage of completion of the work and to sign off on the G.C.'s requests for payments. 

A punch-list is prepared by Architect & Engineers at substantial completion and all items must be corrected before the G.C. receives his final payment.

Client submits a Certificate Of Occupancy Application with the letter of completion by the architect closing out permits.

 

architecture & interior design work: DAY BY DAY

Planning & Zoning Studies:

Day 1: Surveyor sends full survey to Architect.
Week 1: Develop setbacks requirements & buildable area.
Week 2: Meet with Planning & Zoning Officials.

Programming - Phase 1

Week 3: Draw existing conditions & 3D model of site.

Schematic Design - Phase 2

Day 23: Design & Draw 3 initial design options.
Day 26: Design & Draw next round of options.
Day 29: Design & Draw next round of options.
Day 31: Design & Draw next round of options.
Day 33: We can submit a preliminary plan for informal review by Planning & Zoning Officials.

Design Development - Phase 3

Week 5: Site Plan for Engineers & Landscape Architect.
Week 7: Site Plans Submitted.
Week 19: Site Plan Approvals (can range from 3 to 5 mo.) 
(2 to 4 mo.s if variances are required.)
(2 to 4 mo.s if architectural review board approval is required.)

Construction Documents - Phase 4

Week 20: Provide Progress Architectural drawings to M.E.P. Engineers & Structural Engineers.

Week 21: Prepare Architectural Drawing Set for Bids by General Contractors.
Week 22: M.E.P. Engineers provide Engineering Drawings 

issued for Bids by General Contractors

Construction Administration - Phase 5

Week 23: Review bids by General Contractors and request clarification on prices.
Week 24: Choose a General Contractor.

Week 25: Adjust drawings as per 'Value Engineering' with General Contractor.

Week 26: General Contractor prepares application forms. M.E.P. Engineer, Structural Engineer, Geo-technical Engineer & Architect print blueprints, sign and seal forms and sends to General Contractor.
Week 29: Application is approved by Building Department.
Week 30: Permits Granted by Building Department.

Week 31: Construction Begins.
Week 47: Construction Ends.

Week 48: Cleint applies for an updated Certificate Of Occupancy and the Architect provides Letter Of Completion to close out permits.

(Please Note: all timelines are given as a best case scenario how the process takes place. While most run smoothly, every project has it's own complexities and issues to overcome, not to mention the impossible task of quantifying the approval times of local government agencies and the speed of work of various professions outside the control of the architect.)