In most Manhattan co‑ops, board approval is required for nearly all interior renovations—even seemingly minor updates. Expect to submit architectural drawings (existing/proposed), proof of insurance, contractor credentials, a realistic timeline, and, where applicable, professional seals (PE/RA) for plumbing or structural changes. Board approval does not replace NYC DOB permitting (e.g., Alt‑2) when required.
What boards typically require
- Architectural drawings (existing & proposed)
- Engineer/Architect seal if plumbing or structure is affected
- Contractor COI, licenses, and indemnification
- Work hours & logistics plan; noise and protection measures
- Estimated schedule; contact information
Alt-1 vs Alt-2 vs Alt-3 — which filing applies to my project?
- Alt-2: Interior alterations that don’t change use/egress/occupancy (most kitchen/bath renos).
- Alt-1: Changes use/egress/occupancy (new or amended Certificate of Occupancy).
- Alt-3: One type of minor work (narrow scope).
Tip: Co-ops/condos often want proof of DOB status even for Alt-2/Alt-3 work.
Wet-over-dry & plumbing relocation in NYC apartments
Many buildings restrict “wet over dry” (new baths/kitchens over downstairs bedrooms/living rooms). Relocating plumbing usually triggers Alt-2, building engineer review, and waterproofing requirements.
Expect: shower pan tests, protection plans, quiet hours, superintendent coordination.
Asbestos testing & protection rules (pre-war buildings)
Pre-war co-ops/condos often require asbestos testing before demo. Protection: floor/wall coverings, negative air machines, egress protection, and waste handling—all typically documented in the Alteration Agreement.
Typical Manhattan renovation timeline (board vs DOB vs build)
- Board review: 4–6 weeks (varies by building).
- DOB permits: 2–6 weeks depending on filing pathway and comments.
- Construction: Bathroom 4–8 weeks, Kitchen 6–10 weeks, Whole apartment varies with scope.
Risk factors: custom millwork, long-lead finishes, panel upgrades, unforeseen conditions.