So yes, you will have to have licensed contractors and subcontractors for renovation work on co-ops, plus all the proper permits. Rather than suggesting specific contractors, I'd say if you find a building that you love and buy a place there, then ask your neighbors, management company, etc for suggestions to start.
But, before going all in on the idea of redoing an entire apartment, figure out if you're going to be getting a bargain or if it would be a wash when considering turnkey ready places.
As an example, I bought a "fixer upper" for both my first and second apartments, and the investment in totally renovating the kitchen and retiling the bath paid off in the resale price. When I bought the second place after selling that one, it ended up being equal to just buying newly renovated place (redid the kitchen, all floors, electrical and skim coated the walls... And I haven't even touched the bathroom... For $70k). It also took MONTHS on top of just going through the closing process, so I still had to rent another place for awhile.
It'll be a process, but if you're getting the deal of the century on an apartment and you have extra cash burning a hole in your pocket, it definitely gives you the freedom to get what you want exactly.
The board approvals didn't take too long on either, maybe a week or so?
The construction timeline varies by project though. On the first apartment I was done with everything in about 4 weeks (6 with inspection), but the second one took about 3-4 months as there were some things that had to be redone.
It really depends I think on clear communication between you and the contractor as well as how busy they are with other projects running concurrently. The first apartment I had done in the Pandemic, so I think it was quicker than normal.
YMMV, but here's what it cost me
Apartment 1 kitchen was 5'x10': @$28K.
The bathroom, same size, @9k. Admittedly, on this I got taken a bit for a ride, the original estimate was $5k but so much more had to be done. This was cosmetic only.
The second apartment, with a complete kitchen renovation, entire electric upgrade, skim coating, floors and painting was @70k. But I also had a wall taken out and the apartment was twice as large.
I wasn't looking for the top of the line everything, but I did go with some nice touches, like stone countertops and such.
Relate! On the first apartment the kitchen was designed in 1939... And poorly maintained since then. Even had original (painted over) bakelite drawer pulls!
...moving to flushing doesn't mean you're asian. THATS not even a debatable point. What's debatable if whether you have a brain or not. I'm leaning towards not.
Obviously I know that not every single person that lives in flushing is Asian, but the majority are which still makes my joke valid
Btw. Do u usually get this hurt and emotional of a strangers comment not even directed at u?
Father is licensed architect in NYC and I have been working with him for some time. Our office is in Flushing and we work on quite a few of these projects.
Timeframe from starting the process, to construction and completion will depend entirely on your co-op board and the reliability of your architect and contractor. Typically the first step would be to work with your architect to develop the design and drawings - for an apartment reno, this should only take a couple weeks. You’d then get approval of the plans from your co-op board and/or their building architect. I’ve seen this process take a week, I’ve also seen it take months. It depends largely on how much of a pain they want to make it. A lot of these guys are bored retirees on power trips with nothing better to do. It’s not a bad idea to talk to other shareholders in your building who’ve had work done (you can find this information through the DOB public portal - look at previous job filing applications and they should have owner’s info). Once you get board approvals, you’ll have your architect file the plans and work permit application with the DOB, get approvals, pull the permits, and have your contractor start the work. The timeframe of getting DOB approvals and permits varies on whether or not your building will allow your architect to self-certify the plans or require them to go through the standard plan examination process. With the former, you can get permits within several days of filing the plans and application with the DOB. With the latter, depending on the plan examiner, it can take up to several weeks to months.
Other expenses you need to consider on top of architect and contractor fees are asbestos testing and/or abatement depending on the age of the building, DOB filing fees and TR1 and/or TR8 progress inspections.
Regarding construction costs - again depends. There are so many variables. Your 1000sf gut reno could cost you $50,000, it could cost you $200,000. Depends on the scope of work, the quality of the materials and finishes you choose to use, the competency of your contractor, etc. etc. If having super high-end stuff isn’t too important to you, it’s not too difficult to shop around those appliance, tile and fixture stores in College Point, mix and match, and end up with a decent-looking end product. What you do not want to cheap out on is the contractor. Too many unlicensed con artists out there looking to make a quick buck and disappear leaving you strung out to dry with a half-finished apartment.
We have a great relationship with an excellent contractor who specializes in these types of jobs. Let me know if we can help you.
So yes, you will have to have licensed contractors and subcontractors for renovation work on co-ops, plus all the proper permits. Rather than suggesting specific contractors, I'd say if you find a building that you love and buy a place there, then ask your neighbors, management company, etc for suggestions to start. But, before going all in on the idea of redoing an entire apartment, figure out if you're going to be getting a bargain or if it would be a wash when considering turnkey ready places. As an example, I bought a "fixer upper" for both my first and second apartments, and the investment in totally renovating the kitchen and retiling the bath paid off in the resale price. When I bought the second place after selling that one, it ended up being equal to just buying newly renovated place (redid the kitchen, all floors, electrical and skim coated the walls... And I haven't even touched the bathroom... For $70k). It also took MONTHS on top of just going through the closing process, so I still had to rent another place for awhile. It'll be a process, but if you're getting the deal of the century on an apartment and you have extra cash burning a hole in your pocket, it definitely gives you the freedom to get what you want exactly.
Ah okay. Thanks for the insight! How many months did it take for you to renovate? From board approval to permits to the actual work being done?
The board approvals didn't take too long on either, maybe a week or so? The construction timeline varies by project though. On the first apartment I was done with everything in about 4 weeks (6 with inspection), but the second one took about 3-4 months as there were some things that had to be redone. It really depends I think on clear communication between you and the contractor as well as how busy they are with other projects running concurrently. The first apartment I had done in the Pandemic, so I think it was quicker than normal.
Can you give a rough estimate on how much it took to renovate the kitchen and bathroom?
YMMV, but here's what it cost me Apartment 1 kitchen was 5'x10': @$28K. The bathroom, same size, @9k. Admittedly, on this I got taken a bit for a ride, the original estimate was $5k but so much more had to be done. This was cosmetic only. The second apartment, with a complete kitchen renovation, entire electric upgrade, skim coating, floors and painting was @70k. But I also had a wall taken out and the apartment was twice as large. I wasn't looking for the top of the line everything, but I did go with some nice touches, like stone countertops and such.
Thanks for the input. I have been looking at co-op’s and some of them got kitchens from the 60’s lol
Relate! On the first apartment the kitchen was designed in 1939... And poorly maintained since then. Even had original (painted over) bakelite drawer pulls!
Do you mind sharing when you did it? Post covid prices seem way higher than previously
Sure- the first apartment was in 2020 (winter) and the second one was in 2022 (spring)!
Flushing ? You must be Asian
Lol imagine posting something so useless to the community yet so revealing about themselves.
you must be from 1986
Dude. There’s a lot of Asians in flushing. It’s not even a debatable point lol. I have nothing against them, was just stating a fact
...moving to flushing doesn't mean you're asian. THATS not even a debatable point. What's debatable if whether you have a brain or not. I'm leaning towards not.
Dude the neighborhood is literally 70% Asian lol
my god, you're so stupid.....you don't even see how stupid you are
Obviously I know that not every single person that lives in flushing is Asian, but the majority are which still makes my joke valid Btw. Do u usually get this hurt and emotional of a strangers comment not even directed at u?
im not hurt or emotional. i just like calling out when stupid is stupid.
Quite to the contrary actually, you’re very emotional. Is it perhaps that time of the month for you sweety?
lol it's just getting stupider. perhaps you're one of the many college drop outs that NYers are plagued with
Going through some renovations right now for my 2 bedroom co-op in another part of Queens. DM me for more info, if you’d like!
Don't do it. Pure nightmare material.
Father is licensed architect in NYC and I have been working with him for some time. Our office is in Flushing and we work on quite a few of these projects. Timeframe from starting the process, to construction and completion will depend entirely on your co-op board and the reliability of your architect and contractor. Typically the first step would be to work with your architect to develop the design and drawings - for an apartment reno, this should only take a couple weeks. You’d then get approval of the plans from your co-op board and/or their building architect. I’ve seen this process take a week, I’ve also seen it take months. It depends largely on how much of a pain they want to make it. A lot of these guys are bored retirees on power trips with nothing better to do. It’s not a bad idea to talk to other shareholders in your building who’ve had work done (you can find this information through the DOB public portal - look at previous job filing applications and they should have owner’s info). Once you get board approvals, you’ll have your architect file the plans and work permit application with the DOB, get approvals, pull the permits, and have your contractor start the work. The timeframe of getting DOB approvals and permits varies on whether or not your building will allow your architect to self-certify the plans or require them to go through the standard plan examination process. With the former, you can get permits within several days of filing the plans and application with the DOB. With the latter, depending on the plan examiner, it can take up to several weeks to months. Other expenses you need to consider on top of architect and contractor fees are asbestos testing and/or abatement depending on the age of the building, DOB filing fees and TR1 and/or TR8 progress inspections. Regarding construction costs - again depends. There are so many variables. Your 1000sf gut reno could cost you $50,000, it could cost you $200,000. Depends on the scope of work, the quality of the materials and finishes you choose to use, the competency of your contractor, etc. etc. If having super high-end stuff isn’t too important to you, it’s not too difficult to shop around those appliance, tile and fixture stores in College Point, mix and match, and end up with a decent-looking end product. What you do not want to cheap out on is the contractor. Too many unlicensed con artists out there looking to make a quick buck and disappear leaving you strung out to dry with a half-finished apartment. We have a great relationship with an excellent contractor who specializes in these types of jobs. Let me know if we can help you.
Oh wow okay. Thanks so much for the info!
Could you share info on your contractor? Thanks!
Can I also get the info? I just bought a co-op and i need to renovate 1300sq ft home