Renovating a Co-op or Condo: Alteration Agreements and Permits

To renovate a co-op or condo apartment in NYC, you first need the building’s permission, usually by signing an alteration agreement and getting your plans approved by the board or managing agent. Then, if the work goes beyond minor alterations, a licensed architect or engineer files for a Department of Buildings (DOB) permit before any work starts.

Contractor guides focus on design and cost. This guide covers the permission side: what the building will ask for, what the city requires, and how to keep a renovation from stalling halfway.

Two approvals, not one

A renovation in an apartment building has two gatekeepers. The building controls whether you can touch its pipes, walls and floors, through the co-op’s proprietary lease and house rules or the condo’s declaration and bylaws. The city controls whether the work meets the Building Code, through DOB permits. Building approval does not replace a permit, and a permit does not override the building’s rules. Most buildings will not let a job start until both are in hand.

The approval path, step by step

1. 1

   Read the rules and get the alteration package

   Ask the managing agent for the alteration agreement, renovation rules, insurance requirements and fee schedule. Read them before you hire anyone; they decide what is allowed, how long you have, and what you will pay the building.
2. 2

   Hire an architect or engineer if you need permits

   DOB says that if your project requires a permit, you must hire a Registered Design Professional, meaning a Professional Engineer (PE) or Registered Architect (RA). Only an RDP can submit construction documents to DOB. Some buildings require stamped drawings even for work that does not need a permit.
3. 3

   Submit plans to the board

   The package usually includes drawings, a scope of work, the contractor’s license and insurance, and a schedule. The board often has its own architect or engineer review it, and alteration agreements commonly make the owner pay that reviewer’s fees.
4. 4

   Sign the alteration agreement and pay deposits

   The agreement is a contract between you and the co-op or condo. Expect a refundable security deposit against damage and fees for processing and review. Amounts vary by building.
5. 5

   File with DOB

   Your architect or engineer files the application, most often through DOB NOW: Build. The property owner must also be added to DOB NOW filings (DOB’s electrical FAQ says the owner needs an NYC.ID account to be added as a stakeholder). In a co-op or condo the corporation or board may act as owner, so ask the managing agent early who handles that and how long it takes.
6. 6

   Check for asbestos before demolition

   DOB’s project checklist calls for an asbestos investigation to check for asbestos-containing material that will be removed or disturbed. Older NYC buildings are where this matters most.
7. 7

   Build, inspect and close out

   Work within the building’s hours and rules, pass DOB inspections, and get the permit signed off. Then give the building the sign-off paperwork to get your deposit back.

What is usually in an alteration agreement

There is no standard city form; each building writes its own. Read for these terms, and ask about anything that is unclear before you sign:

The wet over dry rule

Many co-ops and condos ban “wet over dry”: placing a wet room (kitchen, bathroom, laundry) above a neighbor’s dry living space, such as a bedroom or living room. A leak from a bathroom over a bedroom does far more damage than one over another bathroom. If your plan moves a kitchen or bath, expect the board to say no or to require extra waterproofing and inspections. Check the rule before you fall in love with a floor plan, especially when making an offer on an apartment you plan to reconfigure.

Which work needs a DOB permit

DOB lists painting, plastering, installing new cabinets, replacing plumbing fixtures and resurfacing floors as examples of work that does not need a permit. Contractors doing that work must still hold a Department of Consumer and Worker Protection (DCWP) Home Improvement Contractor license, and DOB says ordinary plumbing work that needs no permit must still be done by a Licensed Master Plumber.

Moving walls is where people get caught. Under DOB’s rule 1 RCNY 101-14, permanently removing part of a non-load-bearing, non-fire-rated partition in a residence is exempt only when it is limited to the lesser of 50% of the wall or 45 square feet. Larger removals and structural work need a permit, plumbing and gas work beyond the ordinary work DOB lists needs a plumbing filing, and DOB says no electrical installation or modification may be done without a permit and a Licensed Master Electrician. In certain anti-harassment areas and in single room occupancy buildings, even a small permanent removal needs a permit. Our full guide, do you need a DOB permit?, has a project-by-project table.

Contractors, licenses and insurance

• General contractor. DCWP requires a Home Improvement Contractor license for construction, repair or remodeling work on any residential building in NYC. DOB also advises a written contract that includes the contractor’s company name, address and license numbers.
• Plumber and electrician. DOB says ordinary plumbing work, including allowed gas piping work, must be done by a Licensed Master Plumber, and electrical installation or modification needs an electrical permit and a Licensed Master Electrician.
• Check licenses. DOB points owners to DCWP’s Instant License Check to confirm a home improvement contractor’s license, and its Find Licensed Professionals page explains how to look up DOB-licensed trades.
• Certificates of insurance. The building will want certificates from every contractor naming the co-op or condo, and often the managing agent, as additional insureds. Get the exact wording from the agent; see certificates of insurance in NYC buildings.
• Your own policy. Tell your insurer about the project. Your unit policy should cover your improvements once they are done, and your liability if work damages a neighbor. See homeowners insurance basics.

Work hours and neighbors

The city’s baseline is that construction outside 7:00 am to 6:00 pm on weekdays, or any time on Saturday or Sunday, needs an After Hours Variance from DOB. Buildings usually set narrower hours of their own, such as later starts and no work on holidays, and limit when you can use the service elevator. Give neighbors notice before demolition, and keep the hallways clean; complaints are the fastest way to lose the board’s goodwill.

Timeline and budget

Build approval time into your plan. Board review, revisions and DOB filing often take longer than the construction itself, and the clock in your alteration agreement may start when you sign. Budget for the building’s fees, the board architect’s review, permit fees and a contingency on top of construction. If your building has a special assessment coming, factor that in too.