Manhattan
High End Residential Construction
by Colleen Barry-Sleicher
Need
to get some work done on your Manhattan building or apartment?
This information from a home improvement expert will make
the job easier...
BUILDING HISTORY
Brownstones have been a part of New York City since the
1800’s. NYC cooperative and coop buildings are designated
as either pre- or post-war buildings referencing WWII. Think
of renovations in these buildings as dealing with squared
off areas, whether it is a section of one floor or a vertical
section of a building having more than one floor in a single
residence.
Pre War Buildings
In pre-war buildings walls are made of gypsum block along
with metal lath or steel studs. The floors and ceilings
tend to be very thick.
Post War Buildings
Gypsum block was used in 1960’s buildings, plaster in the
1970’s, and sheetrock for more modern buildings. The basic
structure is made up of plaster, cement and steel. Since
these materials are very dense and less flexible than pre-war
buildings they tend to transmit sound. Often soundproofing
is needed under floors.
Difference in building materials
Many of the luxury buildings in NYC were built prior to
1960. There have been many innovations in construction in
the past 50 years. Metallurgy has contributed many new products
in building and building maintenance. For example, copper
water pipe and synthetic rubber are used more now. The use
of lead or lead containing products is now prohibited. When
you are removing older paint there are specific, regulated
ways to do it to avoid breathing in toxic substances that
were used before they were banned. Paint may not be stripped
with heat or dry sanding. Chemical strippers can be used
because the old paint does not go into the air. Plaster
walls and ceilings will probably require a thin plaster
layer (skim coat) to be applied to make the surface smooth.
This will seal any lead containing paint layers in place.
Asbestos was used in plaster, floor tile and many other
products in buildings prior to 1979. Now, a certified removal
company must perform any asbestos removal.
RENOVATION PROJECTS
Property owners will be required to put in time during the
planning stage. It is important to research and feel comfortable
with the designer. You must be on the same page or you will
never get the look you want. When selecting a designer,
keep in mind a project can grow beyond the skill level of
the designer. Interview several designers. Prior experience
and knowledge will determine their suitability for any project.
Any delay in selecting or approving layouts, drawings, work
items or materials will cause delays that will cause more
delays. One missing detail or purchase item may delay huge
blocks of work.
Architects and Designers
Interior designers are trained in architectural design as
well as soft goods selection. Often a design firm has architectural
designers working for them. Architects are more involved
in the methods of construction. Aspects of the project such
as electrical device location and type, air conditioning,
plumbing fixtures, walls and ceilings, architectural woodwork
are of more interest to the architect. The importance of
good planning with the architect and designer influences
the project progress. For example, the bathroom fixtures
may have an impact on how the tile work is installed. Doorway
dimensions will determine the light switch location.
Contractors
All contractors performing work on a private New York City
residence must be licensed by the NYC Department of Consumer
Affairs (DCA) as a Home Improvement Contractor (HIC). Plumbers
and electricians are licensed by the NYC Department of Buildings.
Architects are licensed by the State. Decorators and interior
designers are not required to be licensed.
Prepare a detailed plan of what you want accomplished before
interviewing contractors. A complete project specification
must be developed for a contractor to prepare a realistic
estimate of time, materials and cost for the home improvement
project. Do not change the plan as you speak to different
contractors. You will not be getting an “apples to apples”
quotation. The contractor with the higher price may be including
an aspect of the project you did not make clear to another
contractor. Project specifications that are incomplete are
a roadmap for disaster.
When choosing a contractor the homeowner should consider
general knowledge, existing customer projects, references
and reputation. The homeowner might consider using the services
of a contractor referral agency. The referral agency offers
the homeowner a pool of contractors who have been screened
and matched to a particular project. Selecting a contractor
who is inexpensive, inexperienced and in over his head can
only lead to disappointment.
Cost
There are two variables that determine the final cost of
each project:
- Core
Work – walls, floors, ceilings and everything that
is behind these surfaces and
- Finish
Work – moldings, trim, final skim plaster coat,
marble, tile, and cabinetry.
Quality
of the workmanship and the level of finish will vary between
different contractors. Core Work, behind the scenes, construction
cost are often similar from contractor to contractor. The
cost of the Finish Work will be determined by how much you
are willing to spend and the skills of the contractor performing
this work. This finish work will have the widest variance
in pricing and final appearance of the renovation. Finish
materials such as stone and woodworking will have quality
price differences.
Contracts
All contracts for home improvement in NYC must include the
address and phone number of the contractor, the contractor
and salesman license numbers, estimated dates when the work
will start and be substantially complete, description types
of material, a notice that all monies received will be deposited
in the contractors account and be used for no other propose
than to provide payments as stated in the contract, a schedule
of progress payments showing the amount or each payment
and the application of that payment in some relationship
to the progress of project completion or materials to be
purchased, all limitations, representations and warranty,
a statement and insurance certificate.
Project
Contractors will give a schedule of the work to be performed.
Building guidelines can have a great affect on the project
timeline. Over the course of the job many man-hours are
lost just getting in and out of a building. Building Hours
are often 9AM-4:00 or 4:30. Building may have restrictions
on the amount of time any job can last. There may be restrictions
on the service elevator usage or water shut off times and
planning. Buildings are careful concerning site protection.
Good contractors take extra steps to protect the building
and the clients living space. Site Protection includes protecting
existing floors and dust control with exhaust fans for example.
Projects are divided into two phases. The first phase includes
the behind the scenes construction including the walls,
floors, ceilings and everything that is behind these surfaces.
The second phase is the “Finish Work”, which is the woodworking,
cabinetry, final skim coat, marble tile and moldings. A
majority of work will be behind the scenes. The first phase
is often the most costly and time consuming. As mentioned
earlier planning is very important. Many rooms are defined
by any changes including wall locations, plumbing and water
supply locations, electrical requirements and HVAC installation.
Sample Renovation Project Tasks:
Demolition and debris removal. Contractors
often use their own employees to insure quality.
Inspection for leaks or damage behind walls,
tiled areas, floors, etc.
Repair and prep behind the scenes areas with
any needed protective installation or sealants.
Plumbing and electrical installation.
Electrical riser work.
Cutting through existing wall for design changes.
Framing of new walls, partitions, etc.
Complete walls
Smooth and level floors, walls and ceilings
for cabinets, vanities, tiling, floor installation, etc.
Install new floor areas.
Complete ceiling changes.
Complete tiling.
Install appropriate fixtures such as tub.
Complete doorway framing and interior window
frames
Complete surface electrical work such as ceilings
lights, lights with cabinetry, etc.
Install cabinetry, appliances, vanities, counter
tops, etc.
Complete surface flooring.
Complete fixture installation.
Complete crown-molding, millwork, trim work,
woodworking and carpentry.
Final plaster skim coat.
Floor protection and painting.
Complete painting.
Faux Finish, wallpaper, murals if needed.
Keep the
following points in mind during a renovation:
The finish items will affect the way the rough
plumbing and electrical work will proceed.
Walls cannot be closed until the inspection
is performed.
Projects, such as painting, cannot be rushed
and still come out correctly.
Changes, deletions, additions, client approval
and any missing specifications or items will cause delays
in the job completion date.
Contractors do not look forward to changes
and additions, they have schedules and other projects they
want to move forward on.
Job site meetings usually produce some modifications
or changes.
There will usually be some minor changes
that will result in added costs.
There is always a ripple affect on any contractor's
job schedule when poor planning takes over.
Colleen
Barry-Sleicher is the CEO and Founder of Manhattan Home
Improvement Referral, Contact her at: cbs@manhattanhome.org
|