Although the Board generally encourages shareholders to improve their apartments, Board approval is required before any alteration or renovation can be done in an apartment. Shareholders planning renovations must submit plans to the Board for approval. Renovations are often significant projects that cannot be approved immediately or completed in less than a month or two from submission to approval to construction. Plan accordingly!
Some alterations do not, generally, require the submission of a complex alteration proposal. For example, patching holes in sheet rock, repainting a room (without sanding old paint), changing light fixtures or faucets, and similar repairs that do not interfere with building operations or involve outside contractors, will not ordinarily require more than a simple written approval of the Board, which can be obtained upon a straightforward written request. The Superintendent is available for small projects
Other alterations require the submission of an Alteration Agreement, which you can download by clicking on the link, and explicit Board approval. Any work that requires a building permit—electrical, mechanical or plumbing, for example—falls in this category. Work that involves the roof, shuts down building systems (e.g., sprinklers, heat, water), continues for more than a few days, is noisy or disruptive, or involves the removal of debris will certainly require formal approval at some level.
All plumbing work should be performed by a licensed plumber. All valves and pipes should be replaced back to the riser.
All alterations, with exception of decorative changes, require Architectural / Engineer review.
Shareholders are encouraged to speak informally with the Managing Agent or a Board member to get a feel for what level of approval is likely to be required and the steps involved. The Board understands that shareholders may not wish to pay for the services of engineers or architects without some assurance that their plans may be approved. The Board is anxious to ease the process by providing feedback to shareholders early in the process. Please, take advantage of that opportunity.
How to Obtain Approval for Alterations and Renovations
Call Akam and request a renovation package. The renovation package includes the protocols required before the Board and building management can approve any plans. The renovation package also details the specific licenses and insurance certificates that are required. This manual contains a summary of what will be required to give all shareholders a general understanding of the alteration rules, before embarking on a project. Please consult the Managing Agent early and often in the alteration process.
Shareholders engaged in renovations or major alterations will be required to provide the Co-op with a comprehensive documents package before receiving final approval to begin construction. Some of these documents cannot be obtained without signatures from the Board or Akam, and, therefore, putting these documents together is a multi-step process involving approval of plans in concept, and then final approval of the actual plans submitted to the Board.
Please reach out to Akam for the submittal requirements including but not limited to work description, insurance, plan details, work plan, contractor details, DOB approvals (if applicable), fees and deposits.
Shareholders are responsible for the proper performance of all approved work, and for any damage caused to the building or other residents by reason of the work performed.
The shutoff of any water, gas, fire suppression sprinkler system, heating or electricity during renovations must be done by the Superintendent and upon notice to your neighbors.
During alterations at times when items or tools are being moved into / out of the building, elevators must be protected by padding (which the Co-op will install) and may not be held on one floor for protracted periods, nor should doors be chocked to prevent their closing. The Superintendent can advise contractors about how to properly stop the elevator at a specific floor to load or unload.
Once Board approval has been secured, but before you begin any work, notify your neighbors, above, below and on either side of your apartment by dropping them a note informing them of the nature and the duration of the work planned.
Set out below are the work rules applied during any renovation. You will receive another copy of these rules, when you request an alteration package from Akam.
The Board may, at its discretion, waive certain of these requirements for simple jobs or impose additional ones for complex alterations. Construction in New York City is always difficult, disruptive, and time-consuming. The Board strives to make the process as painless as possible. Your co-operation and understanding will make the process quicker and smoother for everyone.
The best route to a quick and successful renovation is to work with an architect who draws excellent and detailed plans the first time around.
Work Rules
- Before beginning new work in any apartment, all craftspeople must check-in and review work plans with the building Superintendent. Workers are subject to the direction of the Superintendent, who has the authority to stop work on a project in his sole discretion.
- Noisy work is allowed only from 9 a.m. to 4 p.m. There is an hour’s grace at the beginning and end of the workday when equipment can be moved in or out of the apartment. All workers must be out of the building by 5 p.m.
- No work is permitted on weekends, federal, state, and union holidays or important religious holidays. Check with the Superintendent for specific dates.
- Any cabinetwork that is to be fixed to the walls or is immovable must be designed to allow immediate access to any heating, plumbing, gas, electrical, and telephone lines behind them. Specific details must be reviewed with the Superintendent.
- Circuit breakers and circuit breaker panel, gas meter, telephone boxes, and plumbing valves:
- Must be easily accessible
- Individual circuit breakers should be labeled as to which rooms they control
- On completion of work, diagrams showing the location of the above items must be given to the Superintendent.
- During heavy construction, the shareholders front door and ventilation ducts should be taped. This requirement helps prevent dust from entering common foyers and elevators. Communal hallway floors, and where appropriate walls, shall be protected for high traffic periods, such as debris removal and material delivery. Superintendent must be informed of these periods. Protection of the elevator must be in place.
- Construction refuse must be removed in sturdy metal or plastic bins and cannot be placed in the building trash. A licensed waste removal firm must be used. Removal times must be approved by the Superintendent. No refuse may be left in back elevator halls, basement, courtyard or sidewalks.
- There must be a designated foreman who speaks English in the apartment at all times with whom the Superintendent can discuss any work problem. In addition, the Superintendent should be given the contact number for the contractor and the shareholder should there be an urgent reason to reach either of them when they are not in the apartment.
- The Superintendent has the authority to order work suspended, in part or entirely, if he/she has reason to believe that any aspect of work being done is unauthorized or unsafe or if he/she believes that there is a failure to cooperate with house work rules. The suspension shall continue until all responsible parties can agree to an acceptable solution.