Renovating a Brownstone - step by step

hire architect

Architects help you figure out what you can build.

They explain what is allowed by code, typical construction costs & timing. Then they draw it up, coordinate with Engineers, get prices from multiple builders and help you get permits. Once construction is awarded to a builder, the Architect verifies the quality of the work & that payments are made after the work is performed.

Seek out proposals from multiple Architects, vet references and compare proposals.

Architects can provided a list of their prefered consultants (with approximate costs) and General Contractors which would be best suited to bid on your project. We can also work with others of your choosing.

programming & schematic design

We discuss your priorities and share typical construction costs to be expected based on our recent experience. 

We measure the existing spaces, draw a 3D model, developing dozens of design options with animated fly over views showing furniture that we post on youtube so that you can see what things will look like beyond just floor plans.

Duration: 10 days.

design development & construction documents

Finishes, Fixtures & Equipment are presented for your approval. Bid, Permit & Construction drawings containing plans, sections, elevations, construction details and schedules are prepared.

Duration: 4 days.

Hire Mechanical & plumbing Engineers

They explain the features of various systems for you to choose and then they design and draw their systems over our plans.

Duration: 10 days.

Bidding By General Contractors

The most important choice in a project is the General Contractor. So we help you get bids (prices) from multiple G.C.’s.

You should ask family and friends for 2-3 trusted recommendations for G.C.’s, (add to that 1 G.C. recommended by the Building Management when doing a Coop Apartment) and we suggest 1 other that has given recent clients good work for fair prices. Between all of them we seem to get a good picture as to what is to be expected and reasonable construction costs.

Duration: 3 weeks.

Hire Environmental Engineer

All NYC renovations require lab testing & an asbestos abatement form (ACP-5) that prove no asbestos are present. 

Duration: 3 days. (Done simultaneously during bidding.)

Hire expediter

Expediters prepare application forms, meet with plan examiners & respond to questions. They submit in person and online forms to Landmarks (if required) and the Department of Buildings.

Duration: 4 days. (Done simultaneously during bidding.)

general contractor Pulls Permits

Once the Architect & Engineer’s applications are approved by the the Department of Buildings it is ready for the G.C., Licensed Electrician & Plumber to pull their permits and begin work.

Duration: 3 days.

Construction

Although the workload to renovate a Coop Apartment is generally only about 5 weeks of work, time is lost waiting for the next inspection which can’t be scheduled until the previous one is passed.

Brownstone renovation schedules vary more as the work load and conditions found can lead to schedules from 5 to 8 months.

Duration: Apartments 8-12 weeks & Brownstone 5-8 months.

framing walk through

Once framing goes up we request a walk through with you to make sure the room sizes feel right. Once electrical wiring and plumbing are installed moving walls becomes prohibitively expensive.

Usually they do as they match the animations, but it’s always good to make sure.

construction administration

We visit the job site at regular intervals & review the G.C.’s invoices to make sure the work is being performed correctly & the billing doesn’t exceed the work performed.

A final punchlist is prepared and the project gets closed out upon completion.

New Homes & Additions - step by step

Hire surveyor

You may be able to find a copy of a survey in your title report. If not you will need to hire a surveyor to prepare a survey of your property.

You can do a FOIA request from your local Building Department for a copy of their folder for your house for a nominal fee ($30-$70.) They may have an old survey.

initial meetings

We begin by visiting the site, reviewing the survey and checking the zoning to see what is possible.

Then we schedule an informal pre-meeting with you and the planning department staff where we discuss your goals and listen to their warnings or comments about what we may encounter, (all for free.)

hire architect

Architects help you figure out what you can build.

They explain what is allowed by code, typical construction costs & timing. Then they draw it up, coordinate with Engineers, get prices from multiple builders and help you get permits. Once construction is awarded to a builder, the Architect verifies the quality of the work & that payments are made after the work is performed.

Once you know the project is possible you seek out proposals from multiple Architects, vet references and compare proposals.

Architects can provided a list of their prefered consultants (with approximate costs) and General Contractors which would be best suited to bid on your project. We can also work with others of your choosing.

Duration: 2 days.

programming & schematic design

We discuss your priorities and share typical construction costs to be expected based on our experiences. 

We measure the existing spaces, draw a 3D model, developing dozens of design options along with animations with furniture that we post on youtube so that you can see what things will look like despite.

Duration: 21 days.

design development & construction documents

Finishes, Fixtures & Equipment are presented & approved by client. Bid, Permit & Construction drawings containing plans, sections, elevations, s\construction details and schedule are prepared.

Duration: 7 days.

Hire Structural, Mechanical & plumbing Engineers

We can recommend Engineers or work with yours.

We send our autocad drawings to the Structural, Plumbing & Mechanical Engineers to prepare drawings of their systems.

Duration: 14 days.

Bidding By General Contractors

You invite 2 or 3 General Contractors to bid and we can recommend someone well suited for a particular project.

General Contractors (G.C.'s) provide their cost estimates and proposals for our review and your choice.

Duration: 3 weeks.

general contractor files application

The General Contractor fills out the permit applications (with our help) and submits the Architectural and Engineering Drawings to the Building Department along with their license information and proof of insurance and workmen’s compensation insurance.

planning & zoning review

An addition or new house gets referred by the Building Department to the Planning Department where it is reviewed and put into the Planning Commission’s monthly meeting schedule.

The Planning Commission looks at the application & may refer it to other Commissions or Boards like the Architectural Review Board or Zoning Board of Appeals (if it needs a variance) for their review & approvals before finally scheduling a public hearing where the neighbors can share their concerns publicly before the Planning Commission votes to approve the application.

Duration: 3-8 months.

building department review

Once approved by Commissions, Boards and all other departments, the application goes to the Building Department for review & approvals. 

Duration: 3-5 weeks.

general contractor Pulls Permits

Once the Architect & Engineer’s applications are approved by the Building Department it is ready for the G.C., Licensed Electrician & Plumber to pull permits by showing their insurance policies.

Duration: 1 week.

Construction

G.C. begins construction, schedules his subcontractors and appropriate inspections. He issues any questions to the Engineers and Architect.

Duration: 6-8 months (depending on the seasons.)

framing walk through

Once electrical wiring and plumbing are run through walls it becomes very expensive to make even slight adjustments. So once framing goes up we request a walk through with you to make sure the room sizes feel right. Usually they do as they match the animations, but it’s always good to make sure.

construction administration

We visit the job site at regular intervals & review the G.C.’s invoices to make sure the work is being performed correctly & the billing doesn’t exceed the work performed. A final punchlist is prepared and the project gets closed out upon completion.