Permits: What Are the Requirements and How Should I Proceed??

At Zani Construction NYC, we proudly bring over a decade of experience in executing full-ap renovations throughout New York City. Our firm collaborates with a diverse network of architects, designers, and management companies, allowing us to effectively manage projects of varying scope.

Whether this is your first apartment or you have previous experience, there are essential considerations to understand and prepare for you begin this process.

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BEFORE YOU GET STARTED

• The two most important steps to take are 1. Establish clear goals for your project and define your budget, ensuring that both are aligned and realistic. For instance, if you intend to completely renovate your 1,500 sq. ft. apartment on a budget of $25,000, this may not be feasible. Instead, it would be more prudent to focus on a complete bathroom renovation or removing a wall to create a more open floor plan.

• It's essential to understand the implications based on your market position: if you are looking to sell your apartment, a well-executed renovation can significantly increase the sales price of your property Conversely, if you are considering purchasing an apartment, opting for a-upper that requires full restoration may prove financially advantageousOnce you have clearly established your goals and budget for the renovation, you are prepared to initiate the renovation process.

 

THE STEPS

1. YOUR RENOVATION TEAM: HIRING AN ARCHITECT IS A SOUND INVESTMENT

We couldn’t agree more with This Old House – there are times when hiring an architect to translate your vision into design plans is a great way to ensure your project will start on the right foot – and doing the research will help you make the right decision on whom to hire for your project. It’s even more important when you are renovating in NYC to hire an architectural firm that is familiar with the ins and outs of designing for a pre-war footprint. Similar to the steps outlined in our comprehensive article on hiring a contractor (link back to long-form article), it’s important to get recommendations, check references, and have as much information about what you want out of your apartment renovation for your meeting as possible.

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2. BOARD APPROVALS: GET FAMILIAR WITH YOUR ALTERATION AGREEMENT

If you purchased a co-op unit, you should review your building's “house rules” or call your building’s management company and ask for a copy of a generic Alteration Agreement. These documents outline what renovations don’t need prior board approval and which ones do. The agreement should also outline what will be needed in order to gain board approval for your renovation project. It’s not as easy as applying, though. The Co-op board’s primary responsibility in reviewing you plan to ensure the building will be protected from any liabilities and to detail the terms in the Alteration Agreement so everyone is on the same page before the project moves forward.

Things to know:

• Your building may have its own architect review and approve your plans, and you should be prepared to pay for this service as part of the approval process.
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• Your building may have the management company check in on the project from time to time to ensure you are adhering to the terms of the Alteration Agreement.
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• In older buildings, Alteration Agreements sometimes require the kitchen and bath units to stay within the original footprint, so check in on the house rules if this is part of your renovation plan.
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• Giving your neighbors and building staff a heads up about your project (and perhaps even bringing them cookies!) goes a longway, especially when the work gets noisy or if your building doesn’t have a service elevator.
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• If a contractor and architect have done projects in your building before, it can be very helpful to ensure a smooth process.

 

3. PERMITS: What Are the Requirements and How Should I Proceed??

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The first thing you should do is check out the NYC Department of Buildings site, which has a helpful infographic that walks you through the process. Some smaller projects may not require a permit, but in most cases, when you are doing a full renovation, you will need to be on the safe side and file your plans with the DOB. There are different types of permits depending on what you are planning with your renovation project, and your architect will apply for the correct permit.

From the NYC Department of Buildings site, the types of permits they distribute are as follows:

The primary permit applications are: New Building (NB) and Alterations Type-1, 2, and 3:

• NB: Construction of new structure.

• ALT1: Major alterations that will change use, egress, or occupancy.

• ALT2: Multiple types of work, not affecting use, egress,s or occupancy.

• ALT3: One type of minor work, not affecting use, egress, or occupancy.

 

The Process:

·     Your architect will file the plans and applications with the DOB and serve as the Architect of Record.

·     Once you have approval, you will hire your contractor. Typically, your contractor applies for a work permit and obtains all necessary paperwork.

·     Once the work is complete, an inspector from the DOB will sign off on the job and close out the permits.

Source: https://www1.nyc.gov/site/buildings/index.page

1. INSURANCE: WHO NEEDS IT AND HOW MUCH DO THEY NEED?

Your contractor will have both general liability and workers' comp insurance. However, many co-op boards will require you to increase your homeowner’s insurance or add liability coverage in addition to your contractor’s policies. This is will be detailed in your alteration agreement.  It’s a good idea to have a conversation about your plans with your insurance agent so they can guide you through what you might need to add to your existing policies in order to have enough coverage.

Things to know:

• If you are moving out of your apartment during the renovation, make sure your policy doesn’t have a “no vacancy” clause –meaning, if you aren’t occupying the unit within a certain time frame, your policy can be voided.
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• Your premiums might go up, especially if you have added value to your apartment with the renovations. This is a good thing to bring up with your agent before kicking off the project.
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• Your existing policy may not cover all of the building materials, including surfaces, tiles, appliances, cabinetry, plumbing fixtures – again, this is a good thing to ask your insurance agent about,t so they can help you assess what you might need to purchase to be completely covered and secure.