In most NYC co-ops and condos, the building has a say before the first wall comes down. The process varies by building, but the pieces are usually the same. Knowing them upfront is what keeps a renovation on schedule.
The alteration agreement
Most buildings require an alteration agreement: a contract between you and the building that spells out what work is allowed, the rules contractors must follow, and what happens if something goes wrong. Read the building's version early, because it often sets work hours, deposits and how long the project can take.
Plans and review
The building's managing agent, and often the building's architect or engineer, reviews the scope. Kitchens and bathrooms that move plumbing, or work that changes walls, usually need drawings. Smaller cosmetic work may only need a description. Ask your managing agent what package they want before anyone starts drawing.
Permits
Separately from the building's approval, work that changes plumbing, electrical or structure typically needs permits from the NYC Department of Buildings, filed by licensed professionals. Building approval and city permits are two different tracks, and both need to be in place.
Insurance certificates
Buildings almost always require certificates of insurance from every contractor, naming the building, the managing agent and sometimes the board as additional insureds. Each building has its own sample wording, so get the sample first and have every trade match it exactly.
Rules during the work
- Permitted work hours, often weekdays only
- Freight elevator reservations for deliveries and debris
- Protection for hallways and elevators
- Notice to neighbors for noisy work
- A security deposit held by the building until sign-off
How one contract helps
When plumbing, electrical, construction and low-voltage are under one contract, the building deals with one point of contact, one insurance package and one schedule. That makes the review simpler and keeps trades from overlapping in a building with limited hours.
