Newby Contractor Questions
Hello Brownstoners! I have recently purchased a coop in Windsor Terrace, and need to do a gut renovation. This is my first real estate purchase, and I am not sure what to expect from GCs I am interviewing. I have done my due dilligense, and decided on what renovations I need, and what fixtures I…
Hello Brownstoners!
I have recently purchased a coop in Windsor Terrace, and need to do a gut renovation. This is my first real estate purchase, and I am not sure what to expect from GCs I am interviewing.
I have done my due dilligense, and decided on what renovations I need, and what fixtures I would like installed. What now?
The coop board requires a proposal before I can do any work. What is a proposal, how is it supposed to look like? Am I supposed to put one of GC?
When I speak with contractors, what should I ask for? How detailed do I need to be – down to where I want my outlets, or the overall tasks?
Should I ask for an estimate with building supplies, or without?
Can someone kindly educate a newby!
Thank you
Hi Newby,
I agree with the previous posting. Always consult an Architect before beginning any major renovations as it may require filing with the Dept. of Buildings. As stated above your coop board may have further requirements for drawings, and specification of the scope of the project which an Architect can easily produce. (Confirm all REQUIREMENTS with your board)
Once you have the written scope of the project from the Architect (or if you’ve written one yourself) then you can use that document to do a walk-thru with potential GC’s. You may want to have a copy ready to give to the GC so he can properly estimate the project.
Now, to your questions:
First, when you call a prospective GC or renovation company make sure they are licensed and insured. Your coop board will have some requirements for GC’s in regards to licenses and insurances .
A proposal is an estimate or quote that the GC will provide after your initial walk through. It should like an itemized list with pricing. Ask the GC to supply you with a written proposal on his companys letterhead. The proposal should be VERY DETAILED, “yes, down to the # of outlets” etc. Attach a copy of the GC’s license and insurances with the proposal and present everything to your coop board for approval.
I would ask for an estimate “with” the supplies included. Do you really want to go out and source sheetrock, plaster, etc?
Lastly, ask your new neighbors for recommendations of Architects or GCs who have already worked in your building/coop. They may have a contact or company that your coop board has already approved in the past. This may help things move faster.
Hope this helps
al@allrenovation-ny.com
http://www.allrenovation-ny.com
Sorry for the double post everyone.
Dear Newby Renovator
I’m probably repeating things I’ve stated in previous postings, but depending on the extent of your reno, you may need some other assistannce beyond a general contractor. As a matter of full disclosure, I’m an architect so I’m looking at your posting through the lens of my own past experience.
Regarding your coop’s request for a proposal, in most cases they would request some drawing and specification of the scope of the project. Specifically, they are probably looking to ensure your work is not adversely impacting other apartments or the building as a whole. They may have a consulting architect that reviews reno plans, but not neccessarily. Most contractors I know do not do drawings, so you would likely need an architect to generate these documents if required. Check w/ your coop.
Additionally, I suspect your work needs to be filed with the Dept. of Buildings. Again, architectural drawings describing the scope;demolition, new construction, structural, mechanical, plumbing work need to be generated. Typically these are created by a Registered Architect and submitted through an expediter to the Dept. of Buildings for review and permitting. A GC will not be able to obtain a work permit w/o proper filing paperwork and filing drawings sealed by a Registered Architect.
Most importantly, if you are intending to work directly with a general contractor w/o an Architect, be very, very careful that the exact scope, specs, cost of the project are committed to paper in detail. Projects have a way of meandering without a drawing set to back them up. Words can always be a bit interpretive. It can be done w/o an Architect, but puts more burden on you to have a lot of leg-work done, which it sounds like you’ve done.
In short, I have to go with my usual mantra, you should at least speak with an Architect and walk through your project with him/her. They do provide professional knowledge an can likely point out potential pitfalls and give you some guidance, should you pursue going it alone.
Best of Luck,
George Roushakes, R.A.
917.647.2678
Dear Newby Renovator
I’m probably repeating things I’ve stated in previous postings, but depending on the extent of your reno, you may need some other assistannce beyond a general contractor. As a matter of full disclosure, I’m an architect so I’m looking at your posting through the lens of my own past experience.
Regarding your coop’s request for a proposal, in most cases they would request some drawing and specification of the scope of the project. Specifically, they are probably looking to ensure your work is not adversely impacting other apartments or the building as a whole. They may have a consulting architect that reviews reno plans, but not neccessarily. Most contractors I know do not do drawings, so you would likely need an architect to generate these documents if required. Check w/ your coop.
Additionally, I suspect your work needs to be filed with the Dept. of Buildings. Again, architectural drawings describing the scope;demolition, new construction, structural, mechanical, plumbing work need to be generated. Typically these are created by a Registered Architect and submitted through an expediter to the Dept. of Buildings for review and permitting. A GC will not be able to obtain a work permit w/o proper filing paperwork and filing drawings sealed by a Registered Architect.
Most importantly, if you are intending to work directly with a general contractor w/o an Architect, be very, very careful that the exact scope, specs, cost of the project are committed to paper in detail. Projects have a way of meandering without a drawing set to back them up. Words can always be a bit interpretive. It can be done w/o an Architect, but puts more burden on you to have a lot of leg-work done, which it sounds like you’ve done.
In short, I have to go with my usual mantra, you should at least speak with an Architect and walk through your project with him/her. They do provide professional knowledge an can likely point out potential pitfalls and give you some guidance, should you pursue going it alone.
Best of Luck,
George Roushakes, R.A.
917.647.2678