Design your apartment with an Architect
— INTERIOR DESIGN
— ARCHITECT OF RECORD
— CO-OP/CONDO APPROVALS ASSISTANCE
— DOB EXPEDITING IN-HOUSE
— DOB PROGRESS AND SPECIAL INSPECTION SIGN-OFFS
— LETTER OF COMPLETION/CERTIFICATE OF OCCUPANCY ASSISTANCE
Service provided by LENKA ILIC ARCHITECTURE D.P.C.
Service provided by LENKA ILIC ARCHITECTURE D.P.C.
Apartment Renovation NYC is a specialized service for brownstone renovations, led by an Architect for small and gut renovations in Manhattan and Brooklyn.
Apartment Renovation NYC Architect develops the architectural and interior design, coordinates required Engineering Consultants, prepares construction drawings and applicable NYC DOB and LPC submissions, and remains involved through contractor bidding, Construction Administration and project closeout.
The most effective way we assist owners navigating a complex project is establishing a clear project structure, construction cost estimate and project timeline as design progresses.
Schedule a complimentary consultation with an Architect to discuss your brownstone renovation goals, preliminary budget and timeline.
CONTENT PREPARED AND SERVICES PROVIDED BY FULL-SERVICE NYC-BASED ARCHITECTURAL PRACTICE LENKA ILIC ARCHITECTURE D.P.C.
Structure, Systems and Historic Detail
A brownstone renovation requires an Architect to study the existing architecture, circulation, structure, natural light, kitchen and bathroom layouts, mechanical systems, architectural details and materials as a simultaneous process.
In dialogue with the Owner, the Architect establishes the renovation goals programmatically and aesthetically. A kitchen remodel on the parlor floor affects the living and dining space around it. Adding a bathroom or powder room affects plumbing and/or structure on the garden level or floors below.
Changes to the floor plan and circulation may involve stairs, party walls, or introduce structural considerations. New mechanical systems like HVAC need properly planned routes through the existing brownstone.
Designing for modern and contemporary living considers existing features such as the stoop, parlor-floor proportions, window alcoves and sills, transoms, cornice, newel posts, architectural ironwork and the relationship between the garden level and rear yard.
For a brownstone gut renovation, our architectural team determines which Engineering Consultants are required and coordinates their work with the architectural design.
Kitchen remodel design by Milan based studio Parasite 2.0 for townhouse Upper East Side.
Feasibility, Pricing and Existing Conditions
An Owner may want to redesign the kitchen, add another bathroom or powder room, or rearrange floor plans and layouts.
The Architect studies the feasibility of the Owner’s ideas against structure, plumbing, stairs, mechanical systems, existing party walls and applicable NYC DOB code requirements before the project advances.
Without developed construction drawings, contractor estimates will heavily rely on assumptions. Pricing will differ across contractors who may be pricing different interpretations of the renovation.
The Architect develops a scope first and assists an Owner with contractor bidding and selection, allowing construction estimates to reflect work required consistent to your project.
Older brownstones may contain previous alterations within floor framing, party walls, cellars, rear extensions and aging building systems that aren’t apparent until investigation or demolition.
The Architect studies observable existing conditions during design and remains involved through Construction Administration when concealed conditions require an architectural or engineering response.
Older buildings may also contain materials requiring investigation before disturbance; see the article on asbestos in NYC buildings.
A substantial brownstone renovation involves architecture, interior design, structural and MEP engineering, DOB, LPC, contractors and inspectors.
The Architect coordinates those disciplines throughout your brownstone renovation. Our in-house DOB expediting supports the filing process, while applicable DOB Progress and Special Inspections by Lenka Ilic, Principal Architect and our NYC DOB registered Special Inspection Agency.
Architect-Led, From First Call to Completion
Apartment Renovation NYC is structured around an Architect acting as an Owner’s representative on brownstone renovations from the first call to final completion. Once you sign the proposal we begin by documenting the existing building conditions while establishing the Owner’s aesthetic and programmatic goals. Feasibility, architectural design, floor plans, interiors and consultant requirements are then developed as one coordinated project under a cohesive design.
Using, 3D visualization we help an Owner evaluate layouts, custom millwork, materials and spatial relationships before construction.
Our team led by Principal Architect, Lenka Ilic, develops the design into coordinated set of construction drawings, while preparing NYC DOB filings and LPC submissions when required. For a landmarked brownstone, exterior work for instance involving replacing or altering windows most times for added acoustical properties or energy performance may become part of the LPC review.
Apartment Renovation NYC is full-service architect-led team keeping Owners informed, providing solutions for navigating the complex New York City regulations, and proud to be an Owner’s Representative throughout the brownstone renovation.
Often third-party elsewhere. In-house with us.
Professional Fees and Construction Costs
A brownstone renovation budget has two principal components: professional services fees and construction costs.
Brownstone full gut renovations with extensive professional design scope, have a current budgeting guidance placing architectural and associated engineering services at approximately 15%-25% of construction cost.
That scope may include existing-condition documentation, feasibility, code analysis, architectural and interior design, construction drawings, consulting engineering coordination and drawings, contractor bidding assistance, Construction Administration, project management, and closeout procedures.
NYC DOB filings and applicable LPC submissions/expediting, and progress/special inspections are services provided in-house and account for 5%-10% of construction cost.
DOB processing fees and environmental testing services (such as asbestos) are third-party services and separate. We recommend a DEP certified licensed asbestos inspector and coordinate. See the NYC renovation cost guide for a more detailed breakdown.
For preliminary budgeting, current NYC renovation guidance uses approximately $350-$450+ per square foot for low to medium end interior renovations.
For a full gut renovation, approximately $450-$550+ per square foot is a more appropriate starting reference. High-end work involving extensive custom construction, premium materials or greater complexity may reach or exceed $600+ per square foot.
Brownstones can additionally involve structural framing, stairs, cellar conditions, roofs, façades, rear extensions and complete building systems.
The industry standard is an Architect defines the renovation and its scope before a contractor provides an estimate.
Estimates provided prior a defined construction set is based on assumptions about layout, demolition, structure, plumbing, mechanical systems, kitchens, bathrooms and finishes. Through design and documentation, the Architect replaces those assumptions with articulated information.
Once the drawings and scope are sufficiently developed, contractors can price substantially the same project and the Owner can compare proposals with their Architect, intelligently.
The contractor issues construction cost bid used for basis for Owner/contractor agreement. The Architect first defines what is being priced. Read more about why the Architect should be retained before the contractor and how design and construction cost relate.
Planning, Approvals and Construction
When planning a NYC brownstone renovation allow 6-12+ months from architectural planning through construction and closeout.
For a brownstone gut renovation, a useful framework is:
Feasibility and programming: approximately 1-3 weeks
Architectural design and construction documentation: approximately 4-8+ weeks
Contractor bidding: approximately 3-4 weeks
Approvals: approximately 2-4 months
Major gut-renovation construction: approximately 6 months+
Some phases can overlap such as interior design while awaiting approvals. Structural complexity, LPC review, custom fabrication and concealed conditions can extend the schedule.
Our architectural team led by Principal Architect, Lenka Ilic, coordinates and prepares the project deliverables, while our in-house expediting supports the DOB approval process. We help an Owner select the contractor who’ll establish a detailed construction schedule, which our team reviews while monitoring progress during Construction Administration. See the full NYC renovation timeline.
A smaller renovation, such as a kitchen, bathroom or single-floor project such as a maisonette, will generally take less time than a complete brownstone gut renovation.
The construction period may be shorter, but architectural drawings, consultant coordination and applicable DOB or LPC filings still require time before permitted work can begin.
We develop designs that are thoughtful and code compliant, for flawless approvals and seamless construction.
Yes. A gut brownstone renovation is an architectural project involving design, technical documentation, code requirements, consultant coordination and typically DOB filings.
Yes, most likely. Engineering Consultants are engaged for the disciplines affected by the work. The Architect advises Owner on the appropriate consultants and coordinates their work with the overall design.
Our team prepares applications for permits on online DOB/LPC portal, with expediting handled in-house. The contractor and licensed trades pull their applicable construction permits after notified by our team of the approvals.
A brownstone that is individually landmarked or within a designated historic district requires LPC review. Whether limited interior renovation or exterior work is being performed our team establishes the appropriate approval path.
Applicable DOB Progress and Special Inspections are overseen by Lenka Ilic, Technical Director of our NYC DOB registered Special Inspection Agency. Structural and MEP trade inspections remain with their appropriately licensed trades and coordinated within our team as needed.
No. Hiring an Architect first is the industry standard. Your renovation needs to be code compliant, which needs to be designed and documented before contractors are asked to price the work.
Yes. Through Construction Administration, the Architect reviews contractor questions, submittals, proposed changes and construction progress and remains involved through applicable inspections and closeout.
Apartment Renovation NYC is designed for Owners considering small or full gut brownstone renovations in Manhattan and Brooklyn.
The Architect begins with the existing building and the Owner’s goals, develops the architectural design, coordinates required consultants and approvals, and establishes a defined scope for contractor pricing and construction. From the first design decision through your final Letter of Completion or Certificate of Occupancy, your brownstone renovation remains Architect-led with Apartment Renovation NYC.
Schedule a complimentary consultation with an Architect, call 646-331-5444, send a text on WhatsApp