Owning a condo in New York City gives you more control over your apartment than owning shares in a co-op, but a renovation still needs the building's approval. Condo boards and managing agents follow the building's bylaws and rules, and most have a standard process for alterations. This article explains what condo buildings typically ask for and where owners are most often surprised.
The alteration agreement
Most condos require a signed alteration agreement before work begins. It sets out the scope of work, the approval process, work hours, insurance, deposits and the owner's responsibility for any damage. Read it before finalizing your design, because it may limit what you can change.
What you can and cannot change
As a condo owner you own your unit, but the building owns the common elements. Changes that touch them usually need specific approval, and some are not allowed at all:
- Structural walls, columns and slabs
- Plumbing and gas risers, and main electrical feeds
- Windows, facades and terraces
- Building-wide heating, cooling and ventilation systems
Moving a kitchen or bathroom is often possible in a condo, but where it sits relative to the apartments below still matters.
Insurance and deposits
Buildings require the contractor, and often each subcontractor, to carry liability, workers' compensation and disability insurance, with the condominium and managing agent named as additional insureds. Many also take a refundable deposit against damage to common areas, and charge fees for their architect or engineer to review plans.
Sound underlayment and floors
Most condos require sound-reducing underlayment beneath new hard flooring to protect neighbors below, and some specify the product or performance. Boards may ask for proof before the floor is installed.
Sponsor and developer warranties
In newer condo buildings, the developer may still warrant building systems. Alterations that touch those systems can affect the warranty. Check the offering plan and the alteration rules, and plan the work so it stays within them. This is common in new developments in neighborhoods such as Williamsburg, DUMBO and Chelsea.
Work rules on site
Expect set working hours, elevator reservations for deliveries and debris, protection of hallways and elevators, and rules on noise and cleanup. Following them closely keeps the project moving and the neighbors patient.
How condos differ from co-ops
Condo boards generally have less discretion than co-op boards and focus on protecting the building rather than reviewing the owner. Approvals can still take weeks, especially when the building's engineer reviews drawings. Our co-op vs. condo renovation guide compares the two in detail.
Renovating a condo
Gurri Remodel is a licensed NYC remodeling contractor that has renovated condos across Manhattan and Brooklyn since 1997. We prepare the contractor side of the approval package and work within each building's rules. See our condo renovation services or contact us.