If you’re moving plumbing, electrical, or gas, altering structure, or changing layout, assume a DOB permit (often ALT-2). Like-for-like swaps without system changes may not require permits, but buildings often still require reviews. Have a licensed architect confirm.

Usually yes. Layout, MEP, or structural changes are filed by a licensed design professional who prepares plans and answers DOB comments.

ALT-1 changes the Certificate of Occupancy (combining units, egress, major layout). ALT-2 covers multiple work types without changing the CO (most apartment renovations). Your architect will advise and file.

Plan 2–8+ weeks for typical filings depending on scope and reviewer load. Co-op/condo board approvals can add similar time. Build approvals into your timeline plan.

Exterior changes and some window/door scopes need LPC review in addition to DOB. Interior work is typically DOB-only, but verify early to avoid delays.

No. Most buildings require written approval and a signed alteration agreement before any work, including demo.

Finish level and millwork, scope (cosmetic vs layout/structural), MEP relocations, building type (pre-war co-op vs high-rise condo), site access, and approvals. See current ranges in NYC Renovation Cost 2025 and run the calculator.

Scope gaps, allowances, lead times, insurance, logistics, and different assumptions about unknowns. Bid apples-to-apples with a clear scope and allowances. A tighter RFP equals tighter pricing.

It’s a placeholder for selections (tile, fixtures, lighting). If you choose beyond the allowance, the difference is a change order. Lock selections early.

Carry 10–15% for hidden conditions; pre-war or layout changes may justify more. Keep a separate allowance for owner-driven upgrades discovered mid-project.

Field work commonly runs 12–24+ weeks depending on scope, building rules, inspections, and lead times. Add time for design, board review, and DOB permits. See the NYC timeline guide.

Light cosmetic scopes sometimes; layout or wet work is best done vacant. Buildings may require Tenant Protection Plans that slow the pace.

Book freight windows, supply COIs for vendors, protect common areas, and stage materials. Many buildings restrict dumpsters; debris is bagged and carted via freight.

Most co-ops/condos allow weekday daytime hours only. No weekends or after-hours. Plan noisy work inside the building’s rules.

A Certificate of Insurance naming the building and managing agent as additional insured. Required for elevator use, deliveries, and on-site work.

Two to three qualified bids on a consistent scope is usually enough. Prioritize clarity over quantity; unclear drawings or vague allowances make cheap bids expensive later.

Most homeowners use lump sum with allowances for selections. Time & materials can work for small or uncertain scopes with tight reporting. Spell out change-order rules, schedule, and close-out.

Modest deposit, progress draws tied to milestones, and a retainage (5–10%) held until punch list and sign-offs. Avoid front-loading; get lien waivers with each draw.

Hidden conditions, scope changes, or selections beyond allowances. Minimize with early site verification, clear specs, and timely approvals.