Alteration agreements and board approval for co-op and condo renovations
Summary
Before work starts, most co-ops and many condos require a signed alteration agreement, plans, the contractor's insurance certificate and a deposit. Approval often takes several weeks, so submit early.
What the board usually asks for
- Alteration agreement signed by you
- Scope of work and, for larger jobs, architect's drawings
- Contractor license (opens an external site) and certificate of insurance naming the building and managing agent
- Work schedule and expected duration
- Refundable security deposit and review fees
Rules that shape the design
Many buildings do not allow wet areas such as kitchens and bathrooms to be placed over a neighbor's dry rooms. This wet-over-dry rule often determines where a new bathroom or kitchen can go.
Some buildings also limit kitchen exhaust, washer-dryers, gas work and changes to risers. Ask the managing agent for the building's rules before you design.
During the work
- Work hours are set by the building, commonly weekdays during business hours (opens an external site)
- Elevator and hallway protection, and booked elevator use for deliveries
- Daily cleanup of common areas
- Inspections by the building's architect or engineer on some jobs
Timing
Board review commonly takes several weeks, and longer if the building's engineer has questions. In a co-op, the corporation signs the Department of Buildings application (opens an external site) as owner, so the DOB filing follows board approval; the architect's drawings can be prepared in the meantime. In a building built before 1987, a DOB filing also needs an asbestos assessment (ACP-5) (opens an external site). Many alteration agreements cap the duration of the work and charge a daily fee beyond it, so settle the schedule before signing.
Frequently asked questions
Is a condo stricter than a co-op?
Condos are usually less strict, but they still have alteration rules and insurance requirements. Review your building's bylaws or ask the managing agent.
Who prepares the paperwork?
The owner signs the agreement, the contractor supplies the insurance certificate, license and schedule, and the architect supplies drawings when needed. We prepare our documents and help you assemble the complete package.
Sources
4 sources
- Home Improvement Contractor Permit Requirements (opens an external site)NYC Department of Buildings
- After Hour Variances (opens an external site)NYC Department of Buildings
- Know Your Construction Professional (opens an external site)NYC Department of Buildings
- Project Requirements: Asbestos (opens an external site)NYC Department of Buildings
This guide reflects our experience and our interpretation of the rules as of the date it was published or last updated. Regulations, codes, incentives and the way agencies enforce them change often, and our interpretation may be incomplete or wrong. It is general information, not legal, engineering, tax or financial advice. Consult the relevant agency and a licensed professional before you plan, purchase or begin any work. Reading this guide does not make you our client and does not create any contractor, consulting or advisory relationship. Outstanding Construction Inc is not liable for any loss arising from the use of or reliance on this content, and is responsible only for work performed under a written contract signed with us.