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.
Full gut renovations in NYC require careful planning, coordinated design and an experienced project team. Whether described as a gut renovation, gut remodel or gut rehab, a full gut renovation involves substantial changes to an apartment and triggers multiple permit requirements, co-op/condo building board and DOB approvals, potentially a review from the Landmarks Preservation Commission, and progress and special inspection requirements.
Apartment Renovation NYC provides architectural and interior design services for full gut renovations, including floor plan design, co-op and condo approvals assistance, DOB and LPC filing, in-house expediting, contractor selection assistance, construction oversight and closing documentation sign-offs.
Good practice is to speak with an Architect first, schedule a consultation, we want to make sure Owners are informed and start their projects off with professional guidance.
CONTENT PREPARED AND SERVICES PROVIDED BY FULL-SERVICE NYC-BASED ARCHITECTURAL PRACTICE LENKA ILIC ARCHITECTURE D.P.C.
3D visualization for bedroom remodel design in Manhattan.
A gut renovation is a comprehensive renovation in which significant portions of an apartment are redesigned and rebuilt. The work may include changes to the floor plan, removal or construction of interior walls, new flooring, electrical and plumbing work, lighting, mechanical systems, and more.
Full gut renovations commonly include relocation or redesign of kitchens and bathrooms as part of the overall apartment design. Larger projects may include new or modified HVAC and structural systems where permitted by the co-op/condo boards and existing conditions.
An Architect’s role is a necessary and critical role on gut renovations in NYC to advise Owners and provide guidance on the renovation process for an Owner’s benefit and transparency on the project.
An Architect begins with evaluating the existing apartment and determining what changes are feasible in terms of code compliance before construction cost pricing or contractor selection and requires coordination between design, co-op/condo approvals, permitting and construction.
Project sequencing is critical and contractors shall be invited to bid once construction drawings and specifications are prepared by our office. Our architectural team provides estimates on construction costs throughout the design phases and coordinates contractor bidding.
For Owners whose project is limited primarily to one room, see our Apartment Renovation, Kitchen Remodel Design and Bathroom Remodel Design services.
Gut Renovations typically include floor plan layout changes and an opportunity to design for your needs. It’s a great time to think of how a space flows and communicates, open or enclosed kitchen, an extra powder room, additional rooms, or the need for a study room or storage!
Renovating the full apartment at one time allows finishes, lighting, cabinetry and architectural details to be developed as a fluid and unified interior throughout the entire space rather than as separate improvements completed at different times.
Deciding to embark on a gut renovation in NYC allows Owners to have custom design for:
Those aspects of projects are not visible; yet they are of great importance for comfort and can be integrated into smart home systems which can be controlled all from your phone. Each building has rules, and it shall be confirmed through an alteration agreement reviewed by an Architect.
Existing condition, 6-story townhouse Upper East Side.
Interior design by Milan based studio Parasite 2.0.
Early in a project, a cost-per-square-foot figure provides a useful rough budgeting range. Without developed drawings, construction costs for a gut renovation in NYC begins around $450 - $550 per square foot, while high-end renovations may reach or exceed $600 per square foot.
As the project progresses through Programming, Schematic Design and Design Development, we advise the Owner on budget while the scope, materials and systems become increasingly defined.
Once Construction Documents are complete, pre-screened contractors price the same defined scope and their proposals can be compared before contractor selection.
The construction cost becomes more defined as the design becomes more complete.
Learn more about how design and construction cost are developed at Design & Cost.
From the initial consultation phone call to completion the average time for a completed project starts at 6 - 12 months.
Full gut renovation timeline includes programming, design, co-op or condo approvals, permitting and contractor selection all taking place before construction phase. Depending on the project, some phases can proceed concurrently. Overall timing is also affected by DOB and co-op/condo building requirements, third-party reviews, approvals and material lead times.
For a detailed breakdown of each phase and typical durations, see our Renovation Steps Timeline page.
Our gut renovation services are matched to the scope and requirements of each renovation and include:
Floor plan layout for a Gut Renovation in Manhattan
Gut renovations in Manhattan and Brooklyn vary considerably by building type and existing conditions. Prewar apartments, postwar buildings and newer condominiums present different structural conditions, plumbing locations, electrical capacity, HVAC systems and building restrictions.
Co-ops/condos have different requirements established by the building’s management in addition to NYC administrative code and NYC DOB regulations. Alteration agreements establish contractor’s insurance requirements, work-hour restrictions, protection requirements and limitations affecting plumbing, flooring, wet-over-dry limitations or other building systems.
These conditions can affect what is feasible so involving an Architect as early as possible is essential.
Interior design by Milan based studio Parasite 2.0.
Yes, full gut renovation requires professional design and coordination to establish what is feasible and guide the project through approvals and construction.
Maybe. If the building is located in a historic district or is a landmarked building, then yes. Gut renovations frequently trigger full reviews if windows are replaced for instance.
Yes, full gut renovation involves work that requires NYC DOB permits and requires co-op, condo or other applicable approvals.
Yes, we provide preliminary budget guidance, and contractor pricing requires construction drawings coordinated and prepared by our office that clearly define the scope of work.
Planning a full gut renovation begins with understanding the apartment, the changes you want to make and the approvals that may be required.
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