What Co-Op and Condo Boards Really Look for in Renovation Plans
Renovating an apartment in New York City is exciting, but before you can break ground, there’s one major hurdle: getting NYC co-op or condo board approval. Every building has its own rules, and missing even one detail can stall your project for months.
As an experienced architect who has guided many clients through this process, I know what boards expect and how to make approvals as easy as possible.
Why Boards Review Renovation Plans
Boards exist to protect the building and its residents. When reviewing your NYC apartment renovation, they’re not just looking at design—they want to ensure the work won’t:
- Compromise building systems (plumbing, electrical, HVAC, structure).
- Cause excessive noise or disruption to neighbors.
- Reduce property values or clash with the building’s character.
- Create liability risks for the board or shareholders.
Common Documents and Drawings Boards Require
While requirements vary by building, here are the most common items boards request before giving a green light:
- Architectural drawings detailing floor plans, layouts, and the scope of work.
- DOB (Department of Buildings) filings if permits are needed.
- Engineer’s reports for structural, plumbing, or electrical changes.
- Insurance certificates from contractors and subcontractors.
- Construction schedule outlining start/end dates and working hours.
- Alteration agreement compliance (specific to your building).
Typical Reasons Boards Reject Renovation Proposals
Even strong applications sometimes get rejected. The most frequent reasons include:
- Plans that move wet-over-dry (bathrooms or kitchens relocated over bedrooms below).
- Insufficient soundproofing measures for floors or walls.
- Requests that alter exterior windows or façades without proper approvals.
- Incomplete documentation or missing permits.
How Long Does Board Approval Take?
One of the most frustrating aspects of NYC renovations is the waiting game. On average:
- Small projects (painting, refinishing, cosmetic work): a few weeks.
- Full apartment renovations: While some projects get approved in a few days, it’s not uncommon for review to take 1–3 months (sometimes longer if revisions are needed).
That’s why I always advise clients to plan ahead; board approval can take as long as construction itself.
Why Experience Matters: Every Revision Costs Money
Most boards hire a building architect to review your application on their behalf, and you pay for their time by the hour. The more back-and-forth revisions your plans require, the more those review fees add up. An incomplete or poorly prepared submission can quickly become expensive.
Working with an experienced architect who understands what boards want means fewer comments, fewer resubmissions, and lower review costs, saving you time and money.
How an Architect Simplifies the Process
Boards tend to favor applications prepared by architects because they show:
- The project has been properly thought through.
- All building codes and DOB requirements are being met.
- There’s a professional managing coordination between contractors, engineers, and the board.
Having an architect involved doesn’t just increase the chances of faster approval; it also prevents costly delays and extra fees during the review process.
Pro Tips for a Smoother Approval
- Read your building’s alteration agreement before finalizing design ideas.
- Engage your architect early so drawings align with board rules from the start.
- Keep communication open with your managing agent; they often guide the process.
- Expect revisions and build extra time into your schedule.
Final Thoughts
Board approval is one of the least glamorous parts of renovating in NYC, but it’s also one of the most critical. The good news? With proper preparation and an architect who knows what boards are looking for, you can keep the process efficient and move forward with confidence.
If you’re planning a renovation in a co-op or condo building, let’s connect. I’ll help you design a space you love and guide you through the board approval process without unnecessary delays or surprise fees.