NYC Design Build

What is the Design-Build Approach for Residential Construction Projects in NYC?

The Right Design-Build Partner Makes Your NYC Gut Renovation Easier.

Gutting a property and creating a luxury apartment in NYC is no small task. In fact, it is a daunting process. There are three or more separate disciplines and agencies that have to be aligned and agree to reach the approvals necessary before any project can proceed or start construction.

You have the vertical reality of living in NYC and apartment legal ownership—is it a condo, co-op, or townhouse? Multifamily dwelling? If you don’t know how to navigate the complicated process, and even if you do have experience in renovating your home, Manhattan is another world of regulations, codes, and red tape.

The three parts of knowing what has to be done architecturally, designing what the desired space should look like, and how it should function, and then getting this approved by building legal entities and managers, as well as getting approval to start construction, really is an integrated—not separate—process by different firms. If they are not integrated, then timelines and budgets go out the window.

Fortunately, there is an alternative and possibly better solution with a Design-Build Firm. You can avoid these hassles and make your NYC apartment renovation project run smoothly by choosing the right design-build partner to work with.

How do I Evaluate and Choose a Reputable Design-Build Company in NYC?

Need help planning and managing your NYC apartment renovation project? Here are just a few of the things to evaluate when choosing a reputable Design-Build Company in NYC:

• We can help you understand your vision.
• We’ll plan the project with you.
• We’ll work with you to create a realistic budget.
• Assess necessary building permits or building limitations.
• Order materials needed for the job.
• We’ll organize the workflow and manage contractors and suppliers.

How Does the Design-Build Approach Enhance the Residential Project Process?

Why NYC Apartment Renovation Projects Are Different When You Work With a Design-Build Company: You’ll Get Exactly What You Want from Your Renovated Apartment

There is a lot that can happen between your initial design concept and the finished apartment renovation project. Unfortunately, for many homeowners, that means cutting corners, changing plans, and making unintended sacrifices. You want to have a perfect space that you love living in after your NYC apartment renovation project is completed. With the right design-build provider, that’s exactly what you’ll get.

There is a Critical Design and Planning Element to Creating NYC Luxury Apartments:

One thing about renovations that homeowners tend to overlook is how small ongoing decisions can have unintended or unforeseen consequences. Make one small switch, and you could end up with dozens of subsequent changes. That could be because blueprints have to be amended, technical requirements (like electricity or plumbing) don’t conform to new plans, or simple design aesthetics need to be altered. The point here is that it’s much better to have a cohesive plan strategy mapped out from the first step to the last. Of course, that’s exactly how an experienced design-build renovation team is going to work.

Your NYC Apartment Renovation Will Be Finished Faster:

Even renovation jobs that seem simple from the outside will have hundreds of details and moving parts. Not only do you have to order permits and schedule work in the right order, but you have to be sure that you have the right materials and contractors in place exactly when they are needed. In truth, this aspect of renovating an apartment can be overwhelming for a lot of individuals and even contractors. However, a design-build partner will have the experience and planning tools to help keep the project on track with an integrated decision-making process.

What Are the Advantages of Design-Build?

The first thing a design-build partner will do is help you create an overall plan. Or, if you aren’t renovating other parts of your home, they’ll get to know the features of your house so they can ensure their work will fit in seamlessly.

There are three things that separate Paula McDonald Design Build & Interiors from other design-build professionals in New York City: her unique sense of style, her unmatched eye for detail, and her long track record of finishing projects successfully. So, if you want the very best working on your kitchen renovation, contact her today to schedule an initial consultation.

What Questions Should I Ask When Interviewing a Design-Build Company?

When it comes to interviewing a Design-Build company, there are crucial questions to ask. For example, it’s critical that you have someone who knows what they are doing, and who can get the permits, inspections, and final close-out of the job with the DOB to get your completion letter issued for closure.

• Can you provide an accurate and reliable figure from the start, along with a workable plan to go with it?
• Will you be on my side while attending to all design choices, budgets, permits, and schedules?
• Have you considered how long I am planning to stay in my residence?
• Can you organize the workflow and manage contractors and suppliers?
• Do you know what materials need to be ordered for the job and when to order them?

Paula McDonald is the best at working with NYC apartment renovations—including gut and renovation projects. Contact her today to schedule an initial design consultation and see how she can help you bring your vision for changing your living space to life!

What Are the Challenges? Are There Specific Regulations for Apartment Remodeling in NYC?

For the Design-Build process in NYC, we look at any space or coding constraints before starting any remodeling project.

Remodeling your apartment in NYC might seem simple from the outside, but from the perspective of a designer, builder, or renovation specialist, they are anything but. You could have building codes that affect your ability to make changes to an NYC apartment, for example, or issues keeping certain spaces wet and dry. By getting the necessary plans, permits, and details in order before the renovation actually starts, we speed the process up and make sure you don’t have to go back and rethink any of your most important concepts later.

How Long Does It Take to Plan and Budget for a Design-Build Project in NYC?

You’ll Save Time and Money with the Right Design-Build Partner

Sometimes new clients are eager to take on a project on their own because they worry things will cost too much if they hire a design-build specialist. In reality, the opposite can be true—you’ll typically save money by working with someone who knows what they are doing.

A good design-build partner can help you order sturdy, stylish, and affordable materials. They can keep you from choosing the wrong contractors. They can speed the process up and help you avoid fines for violating building codes, and even get you discounts by buying in bulk. Add it all up, and you have a job that’s finished faster and for less money than you would spend doing things on your own or hiring individual contractors.

What Are the Challenges Involved in Building in NYC, and Does That Make a Difference?

As a design-build professional in New York City, Paula McDonald, who owns Paula McDonald Design Build & Interiors, is no stranger to tiny homes.

“How to maximize a small space without enough room to begin with in Manhattan is a persistent problem,” she says. Here are some of the challenges involved in building in NYC that make a difference:

• Do Your Homework: Before you tear down any walls, research what changes you can (and can’t) make in your space. “In Manhattan, the type of building determines the structural constraints versus what the client might want,” McDonald says. “Co-op or condo buildings are often the limiting factor to work around. Projects are a combination of creating a design concept and layout that can be achieved within the building’s constraints.”
• Form Follows Function: McDonald works to ensure that all aspects of the design are both practical and beautiful. “My design philosophy is grounded in elegant simplicity and lived-in functionality,” she says. “I am inspired by nature, vistas, clean lines, and elegant simplicity. I strive to create an aesthetic of calmness, serenity, and light. My work is driven by problem-solving and overcoming limitations to create what you can only imagine.”
• Make Light the Focus: In small spaces, opportunities for natural and ambient light should dominate the floor plan, McDonald says. “Taking down the walls is often essential for illuminating an entire space,” she says. “Skylights are also a great way to introduce light. In this Upper East Side apartment, the homeowners wanted a loft space and an expanded kitchen. By removing the walls between the dining room and living room, we transformed it into an open and bright living and entertaining space.”
• Create an Open Floor Plan: Removing or reducing barriers helps add light and create a better flow between spaces. “To achieve an open kitchen, dining-living room, and entertaining space, this small Upper East Side apartment required a gut renovation,” McDonald says. “By removing the walls, changing the sink location, adding seating, and upgrading lighting and finishes, we created a glamorous contemporary apartment.”

What Are Some Considerations for NYC Kitchen, Baths, and Small Space Renovations?

A cramped kitchen is one of the biggest pitfalls of small-space living. Luckily, tiny-home and apartment dwellers can call Paula McDonald of Paula McDonald Design Build & Interiors. She specializes in optimizing small spaces. Using her practical and aesthetically elegant approach, Paula turns these modest kitchens into highly functioning spaces full of creative storage, ample counter space, and beautiful design details.

What Are Some Small Space Renovation Recommendations?

Here are some considerations for small-space NYC renovations that Paula recommends:

• Look at the Bigger Picture: Renovating the kitchen works best when it’s part of a bigger overhaul of your home. Not only can you save time and money by addressing multiple spaces at once, but you’ll be able to ensure that the design choices you make in one area will work well with your decisions in other places, too. There isn’t really such a thing as a “perfect kitchen.” Instead, we look for ideal solutions that match the needs, preferences, and constraints our clients work with. Whether you are making over your kitchen or your entire house, your design-build partner needs to know what your vision for the project looks like. They’ll want to know how they can help you create the kitchen of your dreams. Then, they’ll start attaching numbers to the various choices so you’ll know exactly what the job will cost before work ever begins.
• Know Your Vision and Budget: There isn’t such a thing as a “perfect kitchen.” Instead, we look for ideal solutions that match the needs, preferences, and constraints our clients work with. Whether you are making over your kitchen or your entire house, your design-build partner needs to know what your vision for the project looks like. They’ll want to know how they can help you create the kitchen of your dreams. Then, they’ll start attaching numbers to the various choices so you’ll know exactly what the job will cost before work ever begins.

What Should I Consider When Renovating a Pre-War Apartment in NYC?

Renovating a pre-war apartment in NYC requires a delicate balance between preserving the historic charm of the space and incorporating modern updates. Focus on preserving key architectural details like high ceilings, decorative mouldings, and original flooring while adding modern amenities and technology for comfort and functionality. Working with a design-build firm like Paula McDonald Design Build & Interiors ensures that your pre-war renovation blends the best of both worlds.

How Can I Highlight High Ceilings and Decorative Mouldings in My Pre-War Apartment?

Embrace Verticality: Use floor-to-ceiling drapery and vertical furniture to enhance the height of your ceilings.

Highlight Mouldings: Use soft wall colors and strategic lighting to draw attention to intricate mouldings, crown details, and other decorative features.

Customization: Tailor your design to the unique characteristics of your apartment by incorporating soffit uplighting, custom moulding, and bespoke lighting solutions. At Paula McDonald Design Build & Interiors, we specialize in customizing the details to enhance your pre-war apartment’s features.

How Do I Choose the Right Hardware for a Pre-War Apartment?

Harmonize Styles: Select hardware that complements your overall design style, whether it’s traditional, Art Deco, or contemporary.

Focus on Quality: Choose durable, timeless materials like brass or nickel that will enhance your apartment’s character and age beautifully.

Personalize the Space: Consider custom-designed hardware such as bespoke cabinet handles or door knobs to reflect your personal style while respecting the historic charm of your pre-war apartment.

How Can I Preserve Traditional Architectural Elements During Renovation?

Moulding & Trim: Restore or replicate original mouldings, wainscoting, and baseboards to maintain the apartment’s historical character.

Flooring: Incorporate herringbone or parquet flooring, either by restoring the existing floors or replicating the classic patterns.

Windows & Fireplaces: Restore traditional leaded glass windows and fireplace mantels to preserve the apartment’s historic elements.

Custom Built-Ins: Integrate existing mouldings and cabinetry into custom storage solutions that blend seamlessly with your updated design.

What Color Schemes and Textiles Should I Use to Blend Modern and Historic Styles?

Timeless Colors: Soft neutrals, muted tones, and whites work well as a backdrop, with pops of color added through accents to create balance.

Luxurious Textiles: Use rich, luxurious fabrics like velvet, silk, and cashmere for drapery, rugs, and other textiles, layering textures to add warmth and depth to the space. These materials elevate the overall aesthetic of your pre-war apartment renovation while preserving its luxury appeal.

How Can I Modernize My Pre-War Apartment While Preserving Its Historical Integrity?

Smart Technology: Integrate smart lighting, climate control, and security systems in ways that don’t detract from the apartment’s traditional design.

Open Concept Layouts: Where possible, remove non-structural walls to create a more contemporary open-plan layout, while preserving key architectural features like mouldings and fireplaces.

Quality Design Choices: Combining modern upgrades with timeless details allows your pre-war apartment to feel both current and historic.

Is It Possible to Update the Apartment Without Losing Its Historical Charm?

Absolutely! By carefully balancing modern updates with the preservation of key historic features, you can create a home that blends historical charm and modern convenience. The key is in custom design choices, strategic updates, and expert execution, all of which are essential for ensuring your NYC pre-war apartment renovation respects the building’s legacy while providing the comforts of contemporary living.

How Do I Choose the Right Design-Build Firm for My Pre-War Apartment Renovation?

Look for a full-service design-build firm with expertise in pre-war apartment renovations in NYC. A firm like Paula McDonald Design Build & Interiors will offer both design and construction services and have a proven track record of restoring historic elements while integrating modern features. Reviewing a firm’s portfolio of past renovations will give you insight into their ability to blend historic integrity with modern design.

What Are the Benefits of Renovating a Pre-War Apartment in NYC?

Renovating a pre-war apartment allows you to preserve its timeless beauty and historical charm while enhancing its functionality for modern living. Thoughtful design and expert restoration can transform your pre-war NYC apartment into a stylish and comfortable home that honors its rich past while adapting to your contemporary lifestyle.

How Do I Start My Renovation Project?

What are the biggest challenges when combining two apartments in NYC?

Combining two apartments in New York City presents several challenges, including navigating building board approvals, adhering to “wet over dry” restrictions, and dealing with potential design constraints. Here are some key hurdles:

1. Building Board Approvals: If you live in a co-op or condo, approval from the building board is required before any plans can be filed. Horizontal apartment combinations (on the same floor) are typically easier to get approved than vertical ones. If you’re the first person in your building to combine units, approval may be harder to secure.
2. Wet Over Dry Restrictions: Many buildings impose strict regulations about moving kitchens, bathrooms, or laundry rooms to areas that were originally designated as “dry” spaces (e.g., living rooms or closets). This can be a significant roadblock, though not all buildings have these restrictions.
3. Maintaining Two Front Doors: Many buildings require that the exterior-facing entry doors remain in place, even if the units are combined. While some allow you to wall off the entry from the inside, fire codes usually demand that these doors stay intact.

How long does it take to combine two apartments into one?

Combining two apartments into one is a substantial project that typically takes 5-6 months for planning and 5-7 months for construction. The timeline can vary depending on several factors, such as the complexity of the floor plan reconfiguration and whether any structural changes are required.

What factors affect the cost of combining two apartments?

The cost of combining two apartments depends on several key factors:

1. Floor Plan Reconfiguration: The more you change the layout (e.g., moving walls, electrical systems, etc.), the higher the costs. Minor changes like capping one kitchen and creating an entry are the most straightforward and cost-effective options.
2. Pre-existing Site Conditions: If there are inconsistencies in the existing floors, ceiling heights, or wall conditions between the two apartments, costs may increase. Additionally, “wet over dry” restrictions or other building-specific rules can add extra hurdles.
3. Co-Op or Condo Considerations: For co-op apartments, the approval process can take longer and may involve additional costs due to the need for board approval and specific building requirements.

How can Paula McDonald Design Build & Interiors help with my apartment combination project?

As a full-service design-build firm, Paula McDonald Design Build & Interiors provides a streamlined, all-in-one solution for combining apartments. We manage every step of the process, from design to approvals to construction, ensuring a cohesive and efficient renovation. Our services include:

• Architecture Services: Our in-house architect will work with you to create a custom floor plan and handle all necessary filings with the NYC Department of Buildings (DOB).
• Interior Design Services: Our interior design team ensures that the combined space is both functional and aesthetically cohesive, taking into account your unique style and needs.
• Permits and Approvals: We handle all red tape, from obtaining permits to getting approval from your building management or co-op board.
• Construction Management: Our project managers oversee the construction process, ensuring that the project stays on track and meets all regulatory requirements.

Do I need to get permits for combining two apartments?

Yes, combining apartments in NYC requires obtaining several permits, including:

• Alteration Type II Permit for the structural work.
• Electrical, plumbing, and fire code approvals where necessary.
• Department of Buildings (DOB) filings, including PW1, PW3, and TR1 forms.
• If you’re combining co-op or condo units, you may also need to secure a tentative tax lot number from the Department of Finance.

Our team at Paula McDonald Design Build & Interiors takes care of all these formalities, ensuring the process is smooth and compliant with NYC regulations.

How do you manage the construction process for apartment combinations?

The construction process for combining two apartments involves careful planning and coordination. Our team handles:

1. Demolition and Site Inspections: Initial assessments help us identify potential challenges.
2. Framing, Carpentry, and Plumbing: We ensure all structural and utility systems are integrated smoothly.
3. Electrical Work and Final Inspections: Any electrical rewiring is done safely, and final inspections ensure the space meets all codes.
4. Project Management: Our team oversees every stage of construction, ensuring quality control and meeting project deadlines.

With Paula McDonald Design Build & Interiors, your apartment combination project will be in capable hands from start to finish.

What are some of your past apartment combination projects?

We’ve completed several high-end apartment combination renovations in NYC, including:

• Greenwich Village Co-Op Combination: Merging two one-bedroom units into a spacious two-bedroom apartment with two bathrooms and expanded outdoor space.
• Pre-War Apartment in Greenwich Village: Combining two units in a historic building to create a more modern and functional layout for a young family.
• Upper West Side Manhattan Combination: A horizontal combination of two one-bedroom units into a seamless home.

If you’re ready to begin your apartment combination project, contact Paula McDonald Design Build & Interiors today to get started!