In Manhattan, the year a building went up shapes almost every part of an apartment renovation. Pre-war buildings, generally those built before the Second World War, and post-war buildings, built from the late 1940s onward, differ in how they were constructed, how apartments were laid out and what is hidden behind the walls. Knowing which you have helps set the right expectations for design, schedule and budget.
Walls and ceilings
Pre-war apartments usually have plaster walls on masonry or metal lath, high ceilings and original moldings, cornices and doors. Plaster is solid and quiet but needs skilled repair, and keeping original detail is often part of the brief. Post-war apartments typically have lower ceilings, drywall or thin plaster, and fewer architectural details, which makes layout changes simpler but gives less character to work with.
Layouts
Pre-war layouts, such as the classic six or classic seven, separate the kitchen, dining room and service rooms. Many owners want to open the kitchen or combine rooms, which depends on which walls carry load or hide risers. Post-war layouts are often more open already, with smaller kitchens and bathrooms that owners want to enlarge or modernize. See our pre-war apartment renovation page for more on older layouts.
Plumbing and wiring
Older buildings may still have galvanized or cast-iron supply and drain lines inside apartments, and wiring that predates modern loads. A full renovation is the right time to replace them up to the building's risers. Post-war buildings tend to have more standardized systems, though wiring capacity can still limit induction cooking, air conditioning and other modern loads, and may need an electrical upgrade approved by the building.
Floors and sound
Pre-war buildings often have wood floors on sleepers over masonry arches or concrete. Post-war buildings usually have concrete slabs. Either way, many buildings require sound-reducing underlayment under new hard floors to protect neighbors below, and boards check for it.
Heating, cooling and windows
Pre-war apartments are commonly heated by steam radiators, and many owners add discreet cooling through ductless systems where the building allows. Window replacement in many buildings, and in all landmarked ones, is controlled by the board or the Landmarks Preservation Commission. Post-war buildings may have through-wall air conditioning sleeves that limit where units can go.
Board rules
Most pre-war Manhattan buildings are co-ops with long-standing alteration agreements, and some limit major renovation to certain months. Post-war buildings include both co-ops and condos. Either way, the board's rules shape the schedule as much as the construction does. Our co-op vs. condo guide explains the differences.
Renovating in either building type
Gurri Remodel is a licensed NYC remodeling contractor that has renovated pre-war and post-war apartments across Manhattan since 1997, from the Upper East Side and Upper West Side to Tribeca. See our apartment renovation services or contact us.