Renovating a high-end apartment in New York City involves more than great taste and a talented design team—it requires navigating one of the most tightly regulated and logistically complex real estate environments in the world.
For Manhattan homeowners, particularly those living in full-service co-ops or prewar condominiums, the renovation process can be filled with hidden layers of approvals, seasonal restrictions, and logistical challenges that dramatically impact timelines and execution.
At RS Mannino, we bring clarity, control, and craftsmanship to every project. Here’s what sets Manhattan renovations apart—and how we make them seamless.
1. Alteration Agreements: Where Every Project Begins
Virtually every building in Manhattan requires owners to sign a formal Alteration Agreement before any work begins. This document governs the scope of construction, work hours, insurance requirements, contractor qualifications, and specific protocols related to plumbing, electrical, and structural changes.
These agreements are not standardized—they vary by building and can be dozens of pages long. Some include:
• Mandatory asbestos and lead paint testing
• Soundproofing and waterproofing requirements
• Water shutoff request procedures
• Pre- and post-construction inspections
• Required insurance limits and security deposits
We review these documents early and align the project scope and design with the building’s requirements before issuing drawings. Our proactive coordination with property managers helps streamline the approval process and prevent delays later on.
2. Holiday Moratoriums: The Overlooked Schedule Killer
Many luxury buildings in Manhattan enforce holiday moratoriums, pausing all construction work between Thanksgiving and New Year’s Day. Others block work during religious holidays, summer weekends, or school breaks when residents are more likely to be in residence.
Missing a milestone just before one of these blackout periods can push your project’s completion by weeks—or even months.
We factor seasonal restrictions into our schedules from the outset, building buffer time into the project calendar and sequencing trades to avoid unnecessary downtime.
3. Third-Party Design Review: Another Layer of Approval
Most buildings also require your architect’s drawings to be reviewed by a third-party design professional—an architect or engineer retained by the building to review your renovation plans for code compliance and infrastructure impact.
This process is separate from Department of Buildings (DOB) approval, and reviewers often request revisions related to:
• Plumbing stack tie-ins
• Ventilation and mechanical changes
• Load-bearing wall conditions
• Waterproofing and sound attenuation details
We prepare drawings that anticipate these requirements, minimizing back-and-forth and reducing review time. Once ready, we submit directly to the building’s property manager, who oversees the approval process with the board and third-party consultants.
4. Department of Buildings (DOB): Permits, Inspections, and Sign-Offs
Beyond building-level approvals, most renovations require DOB permits, even for interior-only work. Filing through DOB NOW often includes:
• Alteration Type II permits
• Energy Code compliance
• Asbestos reports (ACP-5)
• Plumbing and electrical permits
• Site safety requirements
We handle every aspect of DOB filings, from expediting and consultant coordination to final sign-off. Our team includes experienced architects and expeditors who understand how to move projects through DOB quickly and accurately.
5. Vertical Logistics: Planning for Tight Constraints
Unlike suburban construction sites, Manhattan apartments have no laydown space, narrow freight elevator windows, and strict rules for material delivery and noise.
Everything must be scheduled with precision—from demolition and debris removal to millwork deliveries and water shutoffs. Failure to follow building rules can lead to penalties or job shutdowns.
Our team coordinates with the building’s super and management to pre-schedule all trades and deliveries, ensuring the work proceeds without incident.
6. Building Politics and Neighbor Relations
While you may never meet your building’s board members, their preferences still shape your renovation. In co-op buildings especially, there’s a strong desire to maintain a cohesive design standard and minimize disruption.
Boards may reject applications they deem too invasive, too loud, or too unconventional. Meanwhile, neighbor complaints can trigger rule changes or work stoppages.
Our team prepares thorough, code-compliant drawings and detailed documentation that reflect the professionalism and care these boards expect—making the approval process smoother and less contentious.
7. Craftsmanship That Honors the Building
Whether renovating a Fifth Avenue prewar or a modern Central Park penthouse, finish quality must rise to the standard of the address.
At RS Mannino, our in-house cabinetry and millwork division enables us to deliver bespoke finishes, seamless installations, and unmatched control over quality and schedule. From intricate paneling to integrated lighting and hardware, every detail is executed to perfection.
8. A Seamless, Full-Service Experience
Renovating a Manhattan apartment often means juggling designers, engineers, expeditors, trades, deliveries, permits, and building approvals—all while trying to maintain your daily life.
With RS Mannino, you gain one team handling it all: architecture, permitting, construction, millwork, and project management under one roof. Our design-build approach ensures every detail is coordinated, communicated, and executed flawlessly.
Let’s Build Your Next Chapter
We know what it takes to renovate in Manhattan—and how to do it without the usual friction. If you’re ready to reimagine your apartment with clarity, confidence, and artistry, we’re here to help.
Let’s start a conversation.