When living in a co-op or a condo in NYC, remember your dream renovation is not just between you and your contractor. Your building’s board needs to be approved, and figuring out their rules can feel impossible. Before you start upgrading your vintage kitchen or start demolishing walls, understanding what your board demands will save you time, money, and countless headaches.
The Alteration Agreement: Your Renovation Passport
Think of this as your building’s constitution. Most co-ops and condos will need a formal alteration agreement that describes everything from work hours to required insurance. This legally binding document protects both you and your neighbors from renovation chaos.
Typical requirements include:
- Proof of contractor’s general liability insurance ($1-2 million minimum)
- Worker’s compensation coverage documentation
- A refundable security deposit ($1,000-$10,000 depending on scope)
- Detailed renovation timeline and work schedule
The boards are not being difficult —they’re protecting the building’s structural integrity and your neighbors’ sanity. Expect application fees ranging from $500 to $2,000 just to get your plans reviewed.
Architectural Plans and Engineering Reports
Pinterest won’t cut it in this case. Boards require professionally drawn architectural plans stamped by a licensed architect or engineer, especially for structural changes.
When You Will Need Professional Documentation
Removing a wall? Changing plumbing? Need new electrical work? All these need detailed blueprints. Even “minor” bathroom renovations need engineered plans showing waterproofing details and load calculations. Expect to spend $2,000-$5,000 for basic plans, and more for more complicated renovations.
The Structural Engineer’s Role
If you are working on anything load-bearing, expect to hire a structural engineer. They will assess if your vision will compromise the integrity of the building, and their report will be part of your board submission, usually for $1,500-$4,000.
Contractor Credentials and the Building’s Approved List
Here’s where it gets interesting: some buildings maintain approved contractor lists, while others review each contractor individually. Your contractor needs to provide:
Essential documentation:
- Current license and registration numbers
- Certificate of insurance naming the building
- References from previous co-op/condo projects
- Detailed scope of work and timeline
Pro tip: Contractors experienced with board approvals make this process infinitely smoother. They know the dance steps and won’t stumble over missing paperwork.
