The Remodeling Process – The Menu for Renovating an Apartment

Section A – What would you like to do: basic painting to gut renovation?

Section B – Realistically, how soon after buying can you expect to start a major
                 remodeling project?

Section C – Basic Planning – Where do you start?

Section D – Where can a Do-It-Yourself-Type get some help?

Section E – Can you manifest a dream? We think so! But first, some general
                 design considerations. And some web sites worth visiting for ideas
                 and inspiration.

Section F – In broad strokes, what are the approximate costs?

Section G – Where can you shop for materials and furnishings? Some of our
                 Favorites.

Section H – The Contractor will be your most crucial selection.
                 Do you need help finding one?

Section I – What does a Condo or Coop Board typically want before giving its
                 Approval?

Section J – Is there a fast-track approval process?

Section K – What is the plan of record on file with the city for your apartment?
                 What Building Department Permits are often required when
                 renovating? Where can you get relevant information?

Section L – What is the typical time frame to complete a remodel?

Section M – Congratulations! You’ve got the place of your dreams (hopefully).
                  We wish you the best wherever life takes you.

Section A – What would you like to do: basic painting to gut renovation?

For perspective, let's start by getting an overall sense of things. Only a few apartments you might buy would be termed immaculate and perfect as is. The real question is not going to be "are we going to do some renovations"? It's "when will we do them and how extensive will they be"?

Many apartments in the city are a bit old, tired or dated. A few are so decrepit and worn out that a total overhaul from top to bottom is really the only option. And most inevitably are not as big as you'd like – almost a given in NYC. But, large or small, many have what might be called "good bones". The basic structural elements are sound. And the floor plan is either fine as is, or can be reconfigured in a way that’s both pleasing and functional.

Perhaps a closet can be shortened, a partition built and a den or second bedroom created. Or a kitchen wall opened, a breakfast bar added and a space created through which light and awareness can flow. Many possibilities exist in every apartment. And if you're willing to buy one in need of some renewal and TLC, you can often save several hundred thousand dollars on the price, compared to one in excellent condition or recently renovated.

Something as simple as a thorough cleaning – plus minor drywall repairs, priming and painting – can, of course, make a tired unit perk up immensely. And for some of you, that may be all that’s necessary, or in the budget. Where can you get help picking a color scheme? We'll offer a suggestion or two here.

But, perhaps you're like most people, and there are two rooms that at a minimum you really will want to renovate. These, of course, are the kitchen and bathroom. And a renewed living room and master bedroom may also be fairly high on the list.

It is common today to think of bathrooms as indulgent retreats. And kitchens as the heart of the home – where the day starts, conversation ensues, the body is nourished, and serious chefs practice the art of preparing a feast. Oh, and where else you gonna go for a secret snack at 2:00 am?

Many of you will want both of these rooms to be inviting and truly special. That usually means a significant renovation of these spaces. Click here for an overview of the scope of the undertaking.

Section B – Realistically, how soon after buying can you expect to start a major remodeling project?

As you might expect, a major project as just outlined in Section A takes time to get rolling. Unless you've somehow managed to do quite a bit of research and give a fair amount of thought to design possibilities – evaluating styles, floor plan options, color themes, materials and furnishings while waiting to close – it will probably take a month or two after purchasing to settle on a design, select a contractor and obtain board approval of the renovation plans.

It will become clearer as we explore the details of the process in the following sections why it takes the time it does. For now we want you to be aware that it’s unlikely you'll be ready to have workmen come through the door sooner than 4-6 weeks after closing. And in some cases, it will be several months, minimum. There are exceptions depending on the particular rules and requirements of the building in which you purchase. And on the scope of the renovations. But this time frame gives you a heads up before the inevitable time squeeze exerts itself.

Section C - Basic Planning – Where do you start?

Our advice is divide the whole renovation process into two phases (we realize some of you may not have the time or inclination to proceed in this fashion, and that you’ll want to jump to Phase 2 right off, but we still believe these two steps are the best way to achieve a home that will most authentically reflect your tastes and bring the deepest sense of satisfaction and comfort):

Phase 1

Do enough research to formulate a basic remodel plan of your own. Grab a pencil and ruler, and draw up your own floor plans. Make it to-scale. If you're contemplating moving a wall, ask the super, he usually knows if it's load bearing or not. Choose an option or two for appliances, cabinets, tile, fixtures and color schemes. Decide where the major fixtures and furnishings will go – you're the one that’s going to live with and use them, after all. Include a few hand drawn (or computer generated) 3-D renderings if you can. Do most of this before Phase 2. It will take some time and energy, but it’s this process that really allows love to seep into every corner of your home. If you leave everything to a designer, the finished product may be efficient, it may be beautiful, but without your contributions, it might be missing a hard to define element that’s crucial to your happiness.

Phase 2

Hire a designer or architect, and contractor. Remain flexible and open-minded. They will have ideas and suggestions you didn’t think of. Incorporate the changes that feel right to you, but remember, you want to end up being comfortable, and there’s a fairly good chance that what you came up with in step 1 is probably close to what the final design should look like. Be guided by the following:

There are lots of interesting – even amazing – kitchen, bath, bedroom and living room designs. But only one good one. And that’s the one that’s good for you.

A Quick Overview and Check List of the major planning elements:

	Set Budget
	Set Timetable for Completion
	Research Design Ideas
	Select Architect or Designer
	Complete Renderings and Drawings
	Select Contractor
	Obtain Board Approval
	Itemize Materials List and Place Orders
	Architect Obtains Construction Permits as required
	Visit the Building Superintendent – offer a little "dinero"
	Pay attention to contractor progress
	Make inevitable adjustments to the plan
	Final touch up
	Notice of completion filed
	Project complete

Note:
Simplify by using existing plumbing and wiring where possible.
Relocating plumbing and bathroom fixtures may be expensive and even impossible.
Altering load-bearing walls is generally not an option.

If you would like a recommendation for a Designer, Architect or Contractor, click here.

Additional Planning Details

Section D: Where can a Do-It-Yourself-Type get some help?

Nearly anyone can paint if they wish to. And most who have some gumption can learn to wallpaper, install tile, change a light fixture, change a shower door and add wall-mounted shelves. Perhaps even replace a faucet, sink or toilet using existing plumbing. But beyond these kinds of projects, most of you are going to want a professional doing the work. You will need an expert to assess the challenges and even the feasibility of reconfiguring or moving walls, plumbing, major bathroom fixtures, vent or waste stacks, the electrical layout, etc.

If however, you want to explore a couple of sites that give help and information for "do-it-yourselfers", we suggest these links.

Section E: Can you manifest a dream? We think so! But first, some general design considerations. And some web sites worth visiting for ideas and inspiration.

Some General Design Considerations

Here we paraphrase some universal guidelines from architect Christopher Alexander:

	Is there space for each family member to have some solitude?
	Will any rooms feel like prisons – from lack of views or light?
	Is there enough sunlight coming in somewhere to add cheer and sparkle to the home?
	Are there multiple ceiling heights – for variety and a sense of comfort?
	Does everyone in the home have their own alcove or workplace – even if just a desk in a corner?
	Children need to release energy and teenagers need privacy – how will these be achieved?
	Do you have a minimum of 5 feet of kitchen counter space, preferably 10-12 feet overall?
	Is there adequate storage?
	Are there enough closets?

And a few thoughts from architect Alexander Gorlin.

	When you enter your apartment, if it does not have a foyer, do you want to change the layout from one which "dumps you directly into living space", to one that creates a "sense of arrival"?
	"Enhance the possibilities of a space, rather than trying to 'force a notion' on it."
	"The space itself will determine the person suited for it."
	"Excavate walls and surfaces as you can. Design for flexibility."
	"Mirror a small kitchen wall to open it up."

Our own thoughts on Bathrooms

Do you want a simple, basic bathroom remodel? A new sink, tub and toilet in basic white? Plus a simple vanity? And pastel paint? It may be basic, but it might also be functional, elegant and perfect for you.

Do you want to enlarge the bathroom and change the layout? Perhaps open a section of wall for a built-in cabinet and additional counter space. Or extend the space at the end of the tub for a tiled shelf or two-level bench seat?

In any case, do you have a need and desire for something that – while remaining functional – reflects a personal sense of style?

Do you want a bathroom that serves as a soothing refuge from a harsh world? Conducive to unwinding and wired for music? Maybe finished in exquisite tile, wood or stone – evoking moods that transport one to another time or place – such as a modern version of an ancient Roman bath. Or, perhaps, one with Asian elements and Zen-like serenity; or something with a sleek and modern aesthetic?

Are you drawn to traditional tubs or the classic claw foot?
Do you want a walk in shower?
Would you prefer such luxuries as a jetted tub, dual showerheads, towel warmers and heated flooring?

Do you like the timeless look of slate or marble, hand-painted concrete or ceramic tile?
Are porcelain, stone or copper sinks appealing?
Do you want lighting that creates a soft-glow for romantic moods? Or lighting that is bright, cheerful and radiant? Or both?
How about seashells for sconces?

Of course the possibilities are endless……we just want you to start dreaming!

Kitchens

So much to contemplate regarding this center of physical and emotional nourishment. It's hard to imagine a space more important than that which provides everything from gourmet meals to hot tea, biscuits and a bowl of blackberries.

Think a bit about your lifestyle and needs as you ponder a remodel. If you're busy and single, head out the door early and get home late, then perhaps the microwave is the focal point of your kitchen. For those of you that love to cook and think up reasons to invite people over, something closer to a professional grade kitchen may be required. And of course, if you have teenagers, it will also be the home café – you’ll need plenty of space to store "kid food" along with adult fare.

We realize you'll work with a designer in most cases, but to help you contemplate a personalized design expressing a combination of function and art reflective of your needs and tastes, we invite a little dreaming through consideration of the following:

Do you have a taste for the traditional, contemporary or avant-guard? Do you wish for a rational design that is both reassuring and stylish? Do you expect pride of craftsmanship and excellence in every detail?

What do you imagine the spirit of your kitchen will be? Warmth with timeless simplicity? Nutmeg and brown glaze on birch? Or perhaps hand rubbed cherry cabinets, Carrara marble counters and a floor of light antique terra cotta tiles?

Or a kitchen filled with elements of tide zones, dune grass and filtered sunlight: honed black absolute granite counters, driftwood stain on oak and a tiled backsplash punctuated with colors of the sea?

Do you want a spirit of innovation and invention using state of the art cookware and appliances? A crisp and clean look? Spare elegance? Perhaps sleek Italian cabinetry with classic black base sections, stainless counters and appliances, and windowed uppers in lacquered cranberry?

We are aware of course that many kitchens in Manhattan are very small, often just roughly 6 or 7 feet from wall to wall. And with creativity these can be redesigned with incredible beauty and functionality. We really like some of the small Neff designs for example – and certainly there are many other designs worth exploring in the links below. If you are lucky and happen to have a fair amount of room in your kitchen, you might also consider the following:

	A professional gas cook top and two wall mounted ovens, one for baking, one for broiling.
	A refrigerator big enough to hold large trays of Hors D’oeurvres before guests arrive.
	Undermount dual level stainless sinks with bottom sink rack and built in colander.
	Dual pullout under counter waste containers.
	Extra deep roll out drawers for big kettles and pans? Or roll out shelving with sliding glass doors.
	A butler pantry with mullion windows.
	Plenty of food prep space. (Ideally 9-10 feet minimum.)
	An island for added storage and workspace.
	Xenon under cabinet task lighting, with dimmer for mood accents.
	Wine Cooler.

If you do want that once in a lifetime gourmet kitchen, now's the time to figure out a way! And, of course, if the existing space is dark and dreary, open it up by removing a section of wall, even if just to create a small pass through to the dining or living room.

The goal as we see it: a beautiful and functional space, construction time kept to a minimum (to reduce the period of chaos for those living in their units while renovating), and a high level of quality consistent with the budget.

If you explore the links below, we think you'll see enough traditional, modern or contemporary kitchen and bath showrooms and design ideas to find several whose basic look and feel leap out and say, "that's me". Show them to your designer, and you’re on your way to a final design perfect for you.

Links for ideas and inspiration

Section F – In broad strokes, what are the Approximate Costs?

Well, nothing is cheap that's worthwhile and this is especially true in remodeling. Let's get an initial, realistic overview of costs. If your brother-in-law is really good at renovating and gives you the deal of a lifetime, take it and be thankful. For the rest of us, here’s what to expect:

	A typical Manhattan kitchen renovation runs $25k to $40k. This can increase to $75k or more depending on size, floor plan alterations, materials and features.
	A typical bathroom remodel: $14k - $16k. And believe it or not, selecting high-end tile (or stone) alone can double this number.
	A typical paint job for an 800 – 1000 square foot apartment: $6k-$8k …. plus the cost of dry wall repairs and skim coating, which if extensive can easily double or triple the estimate.

You want good quality materials and workmanship, and the numbers just given represent what you can generally expect to pay for them.

Are there cheaper versions of a kitchen or bath makeover? – of course. You can probably have a contractor redo the kitchen, for example, along the lines of a "land lord special" – consisting of Home Depot stock cabinets, Formica counters and basic appliances – for $6k - $8k. And if you’re renewing for the benefit of a renter, perhaps that’s fine. But its just not going to make the grade for most of you. Remember, if you get an estimate and it's too good to be true, it probably is.

For those of you that would like to understand costs in terms of hourly labor rates, here's a breakdown by trade. These are representative of the rates many contractors in the city use to estimate a job. Some contractors, of course, cost less – some much more. Generally, but not always in this business, you get what you pay for.
(Note: if you use a contractor that pays union scale wages, double the numbers given.)

Representative non-union labor charges for various trade categories:

Painters/Dry Wall Skim Coaters: $50 - $60 per hour
Carpenters: $65 - $75 per hour
Plumbers: $120 - $140 per hour (includes helper)
Electrician: variable, paid by the job, but between $100 and $200 per hour.

Professional services:

Architects: variable, but roughly $150 - $200 per hour.
Interior Designers: variable, but roughly $125 per hour.
Kitchen/Bath Designer: variable, but roughly $75 per hour.

Also, there are several web sites that have menu driven project "estimators" that you might want to check out.

For a quick, ballpark remodel cost estimate, try:
http://www.improvenet.com/HomeOwner/
ProjectTools/index.html

For a more detailed estimate:
www.contractors.com

Section G – Where can you shop for materials and furnishings? Some of our Favorites.

New York Closet Co. (the best value in custom closets in our view)
1458 Third Ave, Manhattan
212-439-9500

Benjamin Moore Paints (simply a good quality paint to use)
Hunter Douglas Window Treatments
Janovic Paint
1555 Third Ave, Manhattan
212-289-6300

Stickley Audi Furniture (beautiful furniture, great quality)
160 5th Ave, Manhattan
212-337-0700

Country Home and Comfort (contemporary and antique furniture, wonderful store)
43 W 22nd St, Manhattan
212-675-2705

Gracious Home (very good home products of all types, expensive, shop the sales)
1220 Third Ave, Manhattan
212-517-6300

Lee’s Studio (Lighting and Furniture – good stuff, especially when on sale)
1069 3rd Ave, Manhattan
212-371-1122
(also main store at 220 W 57th St)
www.leesstudio.com

The Lighting Showroom (worth a look)
137 Bowery, Manhattan
212-431-3880

Lighting by Gregory (worth a look)
158 Bowery, Manhattan
212-226-1276

Dykes Lumber Co. (one of the best lumber stores in the city)
348 W 44th St, Manhattan
212-246-6480

Mosaic House Moroccan Tile (exquisite, the ceramic tile is made to order in Morocco)
62 West 22nd St, Manhattan
212-414-2525
www.mosaichse.com

Vedovato Brothers Tile (good selection, good value)
246 East 116th St, Manhattan
212-534-2854
www.westchestertile.com

Empire State Marble (Marble and Granite, these guys are the best)
207 East 110th St, Manhattan
212-534-2307

Ann Sacks (showroom worth visiting)
204 E 58th St, Manhattan
212-588-1920

ABC Carpet and Home Furniture Warehouse (if you spend some time, good values here)
1055 Bronx River Ave, Bronx
718-842-8770

Little Wolf Cabinet Shop (great custom cabinet shop)
1583 First Ave, Manhattan
212-734-1116

Hardware and Accessories (good prices and service)
www.myknobs.com

North Carolina Furniture (furniture at a discount, worth a look)
www.ncarolinafurniture.com

Home Furnishings (good prices and service)
www.homeclick.com

Lighting Products (good prices, very good service, quality depends on the manufacturer you order)
www.1stoplighting.com

Section H – The Contractor will be your most crucial selection. Do you need help finding one?

In our experience, this is the most important person in the whole process – the key to a successful endeavor. Our advice is to hire one general contractor who is responsible for the entire project. He or she will in turn hire the necessary subcontractors and be responsible for completing everything to your satisfaction.

To get the home of your dreams, your contractor has to have a clear understanding of what is important to you. You can't assume that he sees what's in your mind. A detailed contract, written instructions, clear design drawings, pictures or renderings are all crucial to insure a clear and mutual understanding of what’s desired.

To achieve success, everything depends on the contractor's knowledge, judgment and ability to work cooperatively with all the players – the architect, designer, client and various tradesmen. He or she should understand how each subcontractor's contribution overlaps with that of another's. And be competent at keeping track of details and staying on schedule. At times it's a fairly tall order, given the realities of construction projects. Changes to the scope of work and unforeseen delays often necessitate juggling personnel and other resources among multiple job sites. Finishing on time and on budget requires a lot of experience. It often requires the ability to bring in additional personnel at the last minute to achieve the project’s milestone dates.

Perhaps more than anything, your contractor must be someone you can trust and communicate with. A measure of honest rapport is certainly ideal.

At a minimum, the contractor should meet the following criteria:

	Puts everything of import in writing.
	Has three or more year’s experience.
	Is trustworthy.
	Has recent customer references – call and ask if they would hire them again.
	Has a valid contractors license, adequate liability and workers compensation insurance.
	Generally won't ask for more than 20% - 25% down (which usually indicates he has good cash flow, credit with suppliers and, in general, healthy financial reserves).
	Will not ask for the final payment (often 20% or more) before all work is done.

If possible visit a current job site. That’s what your place will look like.

Generally, it’s good to get 3 written estimates.

What do contractors hope you'll do: be reasonable, respect what they do, allow more time for project completion if you add to the original scope of work. Give them a chance to rework screw-ups; the good one’s willingly fix their occasional mistakes.

Don't forget to get a written contract that contains price, scope of work, services and materials to be provided. What are all the essential elements that should be in one? Click here for Details.

Section I – What does a Condo or Coop Board typically want before giving its Approval?

In a nutshell:

The Details

Section J – Is there a fast-track approval process?

Not a guaranteed one. Though we're sure many of you wish there was after reading the disheartening details under Section I. The best we can do, especially for those of you that need to get a lot of work done quickly, is offer two options to consider.

We've seen them both work in particular cases. We’ll let you decide if either is applicable to your situation.

We generally favor the approach outlined in choice number Two. In any case, we hope in some fashion this information proves helpful to your cause.

One – Talk to your Building Superintendent First

We know of people who have done fairly extensive remodels and the only "permission" they received was from the superintendent. Sometimes the "super" may require that only licensed plumbers and electricians be used. And you may have to provide a check in the amount of several thousand dollars as a security deposit. But sometimes that’s all there is to it. No other paperwork, plans, sketches or documentation is needed. We’re not advocating this route, only letting you know it may be adequate in some situations.

Two – Contact the Managing Agent and to the extant possible proceed as follows:

Section K – What is the plan of record on file with the city for your apartment? What Building Department Permits are often required when renovating? Where can you get relevant information?

Not every property is in the city Department of Buildings' inventory, but most are. If you wish to view the plan of record for your apartment, you have to go in person to the records room in the borough office where the property is located. For Manhattan, the office is on the 3rd floor at 280 Broadway.

Before you go to the records room, first go online at the department's home page and enter the property address of interest. The page that comes up is titled Property Profile Overview. On it you'll find the Block and Lot # for the property. Write it down, as you'll need it to view the property plans when you visit the records room. There is no charge to view plans. If you want copies, they cost on the order of $8.00 per page.

Also, while obtaining the block and lot information, you can also review on-line the applications filed with the city for all work done to apartments in your building. This is the official record of permits issued for renovations and other construction projects at the property of interest. Look for permits issued for your particular apartment. And whether work was approved or signed off by an inspector or architect. If you have a question about permits and their status, call the Department’s general information numbers:

Manhattan 212-566-0042
Bronx 718-579-6920
Brooklyn 718-802-3675
Queens 718-286-0600

What are the Categories of construction work?

There are two categories: New Buildings (NB) and Alterations (ALT).
There are subdivisions of these into three types:

ALT1: a major alteration in which the use or occupancy of the building changes. As when changing from a one-family to two-family home, or from a commercial use of a facility to residential.

ALT2: alterations in which use or occupancy does not change, but which include multiple work types, such as plumbing, electrical and construction. (This category – ALT2 – is generally the category that applies in most apartment remodel projects).

NOTE: ALT1's and ALT2's must be filed by a registered architect or licensed engineer.

ALT3: minor alteration involving only one work type. These do not require detailed plans and can be filed by a non-professional. An example could be adding a simple non-load bearing partition across a room (i.e. construction only).

What type of work does not require a permit or approval?

Here we quote from the Department of Buildings website: "Cosmetic work, such as painting, plastering, plumbing fixture repair/replacement and cabinet installation, does not require plan approval or a permit. Simple repairs or direct replacement of existing faucets, or fixtures, such as toilets and sinks, is considered cosmetic work and does not have to be performed by a licensed plumber and does not require a permit."

Note: changing something as simple as a light fixture (not just the bulb, obviously) technically requires a licensed electrician. The NYC code says electrical work is defined as "the installation, alteration, maintenance or repair of any electric wires, wiring apparatus and other appliances used for the transmission of electricity…." And that electrical work can only be performed by licensed electricians. Questions specific to electrical work can be answered at the Electrical Division office at 212-566-3812.

Discuss other questions or concerns with your architect, contractor or call a Plan Examiner at 212-566-1903.

Normally, your architect or engineer will handle the process of obtaining relevant building and work permits for a renovation project. Most are Professionally Certified by the city and can file applications and obtain permits on your behalf – often obtaining them within a day or two of filing.

For those interested in how the process works for jobs not professionally certified, here is an overview (also note that you can obtain a PC filing program on which you can enter relevant application information and file using a diskette):

In all cases, permit fees are normally a small percent of the total cost of the project.

As you would expect, there are consequences if you don't obtain permits when required. Usually there are fines you must pay to "legalize" the work. Sometimes you have to rip it out and redo it per code.

Section L – What is the typical time frame to complete a remodel?

From the time you or your architect start planning the project until the final finish work and touch up are done, something on the order of 4-5 months will usually pass. Sometimes more time is needed.

Now, it is true that an honest contractor who says he can complete a large project in 2-3 months may in fact complete the bulk of the work in that time period. But generally this period does not include the planning and design phase. Nor the time needed to order certain custom made materials and furnishings. And there is always a small amount of annoying finish work that seems to drag on for at least a month or two after the major work is done.

So except for something simple like dry wall patching and painting or perhaps a one room renovation, don't operate under the illusion that leaving your apartment vacant for 2 months is enough time to complete architectural designs, satisfy board requirements, select and order materials, and have your contractor finish the actual renovations. Allow yourself a realistic time frame for the entire project.

Note also: some buildings allow renovations only between June 1 and August 31. These are usually high-end, Park Avenue type coops. In this case, careful, detailed planning is everything. Clearly, the architectural drawings and interior design scheme has to be completed well before June 1. All materials, furnishings, fixtures and appliances ordered ahead of time and set to arrive early in the summer (custom cabinets and tile, for example, can require lead times of 6-12 weeks or more). Not every contractor has the experience, personnel and overall resources to complete an extensive, major renovation within 3 months. If you're a homeowner in this category, God bless you, and ask your neighbor who they used. Or write us for a possibility.

Section M: Congratulations! You've got the place of your dreams (hopefully). We wish you the best wherever life takes you.

In Summary:
We think you are now armed with the understanding and insights needed to help insure a successful renovation of your apartment and create the home you've always wanted.

If you would like, send us thoughts and feedback at bluepearlconsulting@msn.com.

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