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The Ultimate Guide to Hiring General Contractors in Chicago

Shera Nuss — Thu, 27 Jul 2023 16:09:10 +0000

Ready to start your remodel? Here’s everything you need to know about hiring a general contractor in Chicago

Major remodeling projects are extremely complex, and require a high degree of planning, coordination, and oversight. That’s where general contractors come in!

At Sweeten, we’re experts at all things general contractors — we pre-screen them for our network, carefully select the best ones for your remodeling project, and work we closely with many of the top general contractors in Chicago every day. So, we’ve tapped our internal expertise to bring you this guide.

Skip to: How to hire a general contractor in Chicago

What is a general contractor?

General contractors, also known as contractors or “GCs”, are the lead professionals on major construction and remodeling projects. They oversee teams of subcontractors who carry out the various specialized aspects of each construction job. Contractors are responsible for procuring materials, obtaining permits, and ensuring that a project is completed according to plan. If your project requires, they may also coordinate with additional parties such as your architect or designer, or your Chicago condo board.

The term “general contractor” can be used interchangeably to refer to an individual person or a general contracting company. These companies come in all shapes and sizes, from one- and two-person operations, to mid-sized companies of 10-20 employees, and even large firms of 50 employees or more.

What makes a great general contractor?

At Sweeten, we’ve been vetting and working closely with general contractors for over a decade. In addition to our 7-step contractor vetting process, here’s what we think gives some contractors that extra edge and a reputation of satisfied clients:

Communication: There are a lot of variables in the construction process. A great general contractor understands the dynamic environment in which they work, anticipates potential issues, and is proactive in communicating all of this with their clients. They can provide clear instructions to subcontractors and are open to feedback.
Realism: The best general contractors are honest with clients about what their budget can realistically achieve, and will work with them to create a feasible scope of work, so that they can adhere to budgets and timelines.
Agility: When the unforeseen inevitably happens on a major project, great contractors can think critically on their feet and approach their clients with proposed solutions. They can handle a variety of tasks and adapt to changes.
Eye for detail: A great contractor does not make excuses for shoddy work. They scan their jobs with a fine tooth comb, regularly looking for imperfections in craftsmanship and addressing them head on — not avoiding them and hoping their client doesn’t notice!
Tidiness: A great GC will clearly spell out the ways in which they intend to protect your home and personal belongings in their estimates & contracts. If your GC doesn’t have a game plan for protecting your beloved possessions, look the other way!

Traditional general contractors vs design-build contractors

A design-build company, on the other hand, is a company that takes responsibility for both the design and construction of a project. They typically have in-house architects, designers, and construction experts that work together to create the plans and then carry out the construction. This is often the most efficient option when architectural design services are required.

The firms we work with at Sweeten cover the full spectrum from build-only traditional contractors to full-service, design-build contractors in Chicago. So, whatever your needs are, we’ve got you covered! Post your project to start connecting with a selection of our trusted contractors today.

Typical remodeling projects

In Chicago, you’ll probably need to hire a general contractor if you’re planning a project like renovating a kitchen, remodeling a bathroom, finishing a basement or attic, adding a deck or patio, remodeling an entire home, or converting a garage into an accessory dwelling unit. They focus on transformative projects that involve multiple trades, which is why you’ll typically only hire a general contractor for projects that cost $15,000 and up.

Browse Sweeten renovations on our blog to see some of the amazing homes Chicagoans and others have created with Sweeten and our trusted contractors.

How much does remodeling cost in Chicago?

A combination of service level, experience, and factors like firm size and overhead might all contribute to how competitive a contractor’s pricing is. General contractors make money by charging a fee for their services, which may include a commission or markup on any materials purchased and labor costs. They may also charge additional fees for project management or other services. The general contractor’s fee, whether a flat rate or a percentage of the total project cost, is usually negotiated with the client prior to the start of the project.

We have an extensive library of remodeling cost guides to help you plan your project budget, plus hundreds of additional renovation process and planning guides. Below are a few of our most popular Chicago pricing guides:

When you post your remodeling project on Sweeten, you’ll get matched with a selection of contractors for competitive bids, so that you can feel good about the balance of cost and value that you’ll get from the contractor you ultimately select to work with. Learn more about how Sweeten works.

Risks of remodeling without a qualified contractor

Because remodeling projects are so expensive, you may be tempted to save money by making yours a DIY project or hiring unqualified labor at a discount, but cutting these types of corners carries major risks, including:

Inferior workmanship: A DIYer or unqualified contractor may not have the necessary skills or experience to complete the project to a high standard. This can result in poor quality work that may need to be redone or repaired, which can be costly and time-consuming.
Code violations: Building codes and regulations exist to ensure the safety and stability of structures. A DIYer or unqualified contractor may not be familiar with these codes and could potentially make mistakes that violate them, leading to problems and costly repairs down the line.
Increased liability: If an accident or injury occurs on the job site and the contractor is found to be at fault, the homeowner may be held liable for any damages. This can be particularly risky if the person doing the work does not have the necessary insurance.
Delays and cost overruns: A DIYer or unqualified contractor may not have the knowledge or resources to accurately estimate the time and cost of a project. This can result in delays and unexpected expenses.

General contractors are there to ensure that your project is completed in a safe, efficient, and code-compliant manner. Additionally, contractors can tap their vast experience to provide valuable advice and guidance on how to best complete your project, including, importantly, helping to identify potential issues before they become major problems.

Chicago contractor licensing requirements

In Chicago, general contractors must obtain a general contractor license from the City of Chicago Department of Buildings. The requirements for obtaining the license include being a registered business, proof of financial solvency, proof of insurance meeting the required amount, and copies of government-issued photo identification documents for all involved parties depending on the business structure (e.g., individual, corporation, LLC, general partnership, limited partnership). Additionally, the insurance provider must be rated B+ or better. For towns and villages outside of the city of Chicago, check local requirements for general contractors with your municipality, as they can vary within the area.

How to hire a general contractor in Chicago

You’ve come to the right place — helping people hire the right contractor for their remodeling project is exactly what we do at Sweeten! Here’s a breakdown of the process.

1. Source 3-5 contractors who are fit for the job

This is so much easier said than done! You’ll want to research and narrow down a handful of qualified general contractors, with the right experience, who work in your area, who provide the services you need, at your budget level, and who are available and interested in the job. You could start by asking friends or researching online, and making some phone calls — however, if you’re in one of Sweeten’s service areas (currently all of Cook County and Lake County), we highly recommend that you save yourself the legwork and start meeting trusted contractors on Sweeten!

2. Hold site visits

Schedule and hold a separate meeting at your project site with each of the contractors you’d like to get a bid from. This is your chance to learn more about their firm and evaluate how well you think you’d work together with them. Come prepared with questions! (Hint: we made you a list below.) Here’s more on how to prepare for your contractor meetings.

3. Collect estimates

After your site visits — unless otherwise discussed — each contractor should prepare an estimate, or bid, for your project. This process can usually take 1-2 weeks, since they’ll need to coordinate with their subcontractors to prepare the document.

4. Compare the bids

There’s no standard form for contractor estimates, so it’s rare that you can truly compare them apples to apples. Instead, you’ll need to comb through to get an idea of what is and is not included in each bid, ask some questions, and do your best to evaluate those differences. This is the critical decision-making stage, which is why we offer a free bid-leveling call to help you make the best hiring choice for your project.

5. Conduct negotiations

At this point, you should have a good idea of who you’d like to work with, but is there one or two items you’d love tweaked on their proposal before you’re ready to commit? This is your chance for that final conversation.

6. Sign a contract and pay your deposit

You’ll seal the deal with a formal contract and deposit, which allows the contractor to begin acquiring the necessary materials ahead of your agreed-upon start date. We’ve made that process more convenient for you by offering secure, electronic deposits when you sign with a Sweeten contractor.

Sample questions to ask at your site visits

How long have you been a general contractor in Chicago?
How many projects have you managed simultaneously? How many do you plan to manage while working on my project?
Are you familiar with the local building codes and regulations?
Who will be in charge of my project and who will be working on it?
How will you handle any unexpected challenges, delays, or changes during the project?
What is your policy for communication and updates during the project?
What potential challenges could you foresee with my project?
How do you plan to protect my home during the course of my renovation?
How does your payment schedule work?
What is your insurance coverage?
Do you provide a warranty for your work?
Do you have references from previous clients?

How does Sweeten connect me with the best general contractors in Chicago for my remodeling project?

Our purpose at Sweeten is to help homeowners transform their homes as seamlessly as possible — so you can stop living at home, and start thriving! And we’ve helped over 2,900 renovators do just that. Here are some of the ways we bring value to your renovation experience (for free!):

We only work with thoroughly vetted, trusted general contractors
We carefully select the best contractors for your unique remodeling projects and connect you with them
You’ll get a set of competitive bids to ensure fair, market pricing for your project
You can take advantage of a bid-leveling call with someone from our team to help you through the toughest part of the decision-making process
Our team has extensive knowledge and experience in renovations, and we’re available to you for support from start to finish!

If you’re planning to start your own home renovation within the next 6 months, it’s time to post your project on Sweeten and start making your vision a reality!

Originally published July 27, 2023

The post The Ultimate Guide to Hiring General Contractors in Chicago appeared first on Sweeten.

The Ultimate Guide to Hiring General Contractors in Los Angeles

Shera Nuss — Tue, 25 Jul 2023 16:01:57 +0000

Ready to start your remodel? Here’s everything you need to know about hiring a general contractor in Los Angeles

Major remodeling projects are extremely complex, and require a high degree of planning, coordination, and oversight. That’s where general contractors come in!

At Sweeten, we’re experts at all things general contractors — we pre-screen them for our network, carefully select the best ones for your remodeling project, and work we closely with hundreds of general contractors in Los Angeles every day. So, we’ve tapped our internal expertise to bring you this guide.

Skip to: How to hire a general contractor in Los Angeles

What is a general contractor?

General contractors, also known as builders, contractors or “GCs”, are the lead professionals on major construction and remodeling projects. They oversee teams of subcontractors who carry out the various specialized aspects of each construction job. Contractors are responsible for obtaining materials and permits, and ensuring that a project is completed according to plan. If your project requires, they may also coordinate with additional parties such as your architect or designer, or your coop or condo board.

What makes a great general contractor?

Communication: There are a lot of variables in the construction process. A great general contractor understands the dynamic environment in which they work, anticipates potential issues, and is proactive in communicating all of this with their clients. They can provide clear instructions to subcontractors and are open to feedback.
Realism: The best general contractors are honest with clients about what their budget can realistically achieve, and will work with them to create a feasible scope of work, so that they can adhere to budgets and timelines.
Agility: When the unforeseen inevitably happens on a major project, great contractors can think critically on their feet and approach their clients with proposed solutions. They can handle a variety of tasks and adapt to changes.
Eye for detail: A great contractor does not make excuses for shoddy work. They scan their jobs with a fine tooth comb, regularly looking for imperfections in craftsmanship and addressing them head on — not avoiding them and hoping their client doesn’t notice!
Tidiness: A great GC will clearly spell out the ways in which they intend to protect your home and personal belongings in their estimates & contracts. If your GC doesn’t have a game plan for protecting your beloved possessions, look the other way!

Traditional builders and general contractors vs design-build contractors

A traditional general contractor manages the construction process, including procuring materials and hiring subcontractors. Some traditional contractors may also offer creative solutions or very basic design services, but the level of input varies from firm to firm. You may refer to a general contractor as a “builder” if they also oversee ground-up construction, not just remodeling.

The firms we work with at Sweeten cover the full spectrum from build-only traditional contractors to full-service, design-build contractors in Los Angeles. So, whatever your needs are, we’ve got you covered! Post your project to start connecting with a selection of our trusted contractors today.

Typical remodeling projects

In Los Angeles, you’ll probably need to hire a general contractor if you’re planning a project like renovating a kitchen, remodeling a bathroom, adding a deck or patio, remodeling an entire home, or converting a garage into an accessory dwelling unit. They focus on transformative projects that involve multiple trades, which is why you’ll typically only hire a general contractor for projects that cost $15,000 and up.

Browse Sweeten projects in Los Angeles on our blog to see some of the amazing homes Angelenos have created with Sweeten and our trusted contractors.

How much does remodeling cost in Los Angeles?

Risks of remodeling without a qualified contractor

Inferior workmanship: A DIYer or unqualified contractor may not have the necessary skills or experience to complete the project to a high standard. This can result in poor quality work that may need to be redone or repaired, which can be costly and time-consuming.
Code violations: Building codes and regulations exist to ensure the safety and stability of structures. A DIYer or unqualified contractor may not be familiar with these codes and could potentially make mistakes that violate them, leading to problems and costly repairs down the line.
Increased liability: If an accident or injury occurs on the job site and the contractor is found to be at fault, the homeowner may be held liable for any damages. This can be particularly risky if the person doing the work does not have the necessary insurance.
Delays and cost overruns: A DIYer or unqualified contractor may not have the knowledge or resources to accurately estimate the time and cost of a project. This can result in delays and unexpected expenses.

Los Angeles contractor licensing requirements

In California, all businesses or individuals who construct or alter any building or other structure, ground, or infrastructure must be licensed by the California Contractors State License Board (CSLB) if the total cost (labor and materials) of the contracted work is $500 or more.

In Los Angeles, general contractors are required to obtain a valid contractor’s license from the CSLB — use this lookup tool to verify your contractor’s license is up to date. All contractors must pass a written exam and meet the financial, experience, and insurance requirements established by the CSLB. The license must be renewed every two years.

Additionally, contractors in Los Angeles must have a valid Business Tax Registration Certificate from the Los Angeles County Tax Collector’s office, and have a surety bond or cash deposit of at least $15,000. Furthermore, all contractors must register with the Los Angeles Department of Building and Safety, and have liability insurance of at least $300,000.

How to hire a general contractor in Los Angeles

You’ve come to the right place — helping people hire the right contractor for their remodeling project is exactly what we do at Sweeten! Here’s a breakdown of the process.

1. Source 3-5 contractors who are fit for the job

This is so much easier said than done! You’ll want to research and narrow down a handful of qualified general contractors, with the right experience, who work in your area, who provide the services you need, at your budget level, and who are available and interested in the job. You could start by asking friends or researching online, and making some phone calls — however, if you’re in one of Sweeten’s service areas, we highly recommend that you save yourself the legwork and start meeting trusted contractors on Sweeten!

2. Hold site visits

3. Collect estimates

4. Compare the bids

5. Conduct negotiations

6. Sign a contract and pay your deposit

You’ll seal the deal with a formal contract and deposit. In California, contractor deposits are limited to $1,000 or 10% of the total project cost, whichever is less. We’ve made this step more convenient for you by offering secure, electronic deposits when you sign with a Sweeten contractor.

Sample questions to ask at your site visits

How long have you been a general contractor in Los Angeles?
Are you experienced with hillside construction (if applicable)?
How many projects have you managed simultaneously? How many do you plan to manage while working on my project?
Who will be in charge of my project and who will be working on it?
How will you handle any unexpected challenges, delays, or changes during the project?
What is your policy for communication and updates during the project?
What potential challenges could you foresee with my project?
How do you plan to protect my home during the course of my renovation?
How does your payment schedule work?
What is your insurance coverage?
Do you provide a warranty for your work?
Do you have references from previous clients?

How does Sweeten connect me with the best general contractors in Los Angeles for my remodeling project?

We only work with thoroughly vetted, trusted general contractors
We carefully select the best contractors for your unique remodeling projects and connect you with them
You’ll get a set of competitive bids to ensure fair, market pricing for your project
You can take advantage of a bid-leveling call with someone from our team to help you through the toughest part of the decision-making process
Our team has extensive knowledge and experience in renovations, and we’re available to you for support from start to finish!

If you’re planning to start your own home renovation within the next 6 months, it’s time to post your project on Sweeten and start making your vision a reality!

Originally published July 25, 2023

The post The Ultimate Guide to Hiring General Contractors in Los Angeles appeared first on Sweeten.

How to Remodel an Apartment in Chicago

Brian Paul — Mon, 22 May 2023 16:37:19 +0000

From Chicago’s 2-flats or 3-flats to lofts and townhouses, here’s an overview to get started on an apartment remodel

Chicagoans from Rogers Park to Woodlawn are actively updating and remodeling their apartments. As the third largest city in the US, Chicago issues about 3,000 permits every month. Here‘s our primer on how to remodel an apartment in Chicago with advice for a successful project.

Apartment types in Chicago

Two-flat and three-flat apartments

Chicago is famous for its two-flat and three-flat apartments, which include separate units on separate floors. Investing in a Chicago multi-flat can be a financial advantage thanks to its practicality. You can reside in one apartment while renting out the others to generate supplementary income.

Remodeling multi-unit structures can be a bit more involved than standalone houses since you have close neighbors to consider. A note about electrical and plumbing in two-flat and three-flats: plumbing pipes are often shared in a Chicago flat, so contact the Department of Buildings Water Plan Desk before starting any non-emergency repairs.

Your apartment may also share main electrical service with a neighbor, so contact the Electrical Bureau of Chicago to schedule an inspection before removing any wiring.

Condos

For the average first-time home buyer, purchasing a condo is often a more affordable choice than a single-family home. In Chicago, potential homeowners can consider condos as a way to enter the market without overspending.

Remodeling your condo can be a great investment. For a Sweeten homeowner in Bucktown, renovating her two bathrooms in a 1,500-square-foot condo would increase the resale value. She planned to sell so the tub/shower was converted to a walk-in shower in the primary bathroom, while the second bathroom was a direct rip-and-replace (the layout remained exactly the same).

Chicago condos usually have a standardized process within the homeowner’s agreement addressing repairs and remodeling. Most condo associations charge a yearly fee for exterior repairs and maintenance, partly in an effort to maintain a consistent curb appeal.

As a result, any remodeling you do will likely be limited to the interior or the rear of the home. Contact the chairperson of your homeowner’s association for more information and plan approval. Be careful changing any landscaping as well, as you could accidentally cause a drainage issue that affects your neighbor.

One Sweeten couple, however, did have a say in the front door design of their condo. We helped them find the perfect contractor to renovate their full-floor unit in a three-flat historic greystone building in Lakeview East. By rearranging the positions of several doors, they gained larger rooms and a brand new entrance. Their two bathrooms and living room also received a refresh.

Industrial lofts

Chicago is full of industrial warehouses, many converted from industrial to living spaces. Sweeten homeowners, Leah and Brian wanted a refresh of their 1900s warehouse loft in Logan Square. A modernized kitchen and refinished wood floors gave the home the update they wanted. Their existing shower/tub combination was redesigned to become an enlarged walk-in shower. Further, radiant heat was installed under the bathroom floor tiles. “Just taking a shower every day, it’s an oh-wow for me,” said Leah.

Remodeling a loft in Chicago rewards you with the hippest place around, but educate yourself on the local zoning before starting a remodel.

Developers will apply for rezoning as needed when converting a building from industrial space to living space. However, if you will be addressing the change of use yourself be advised you might need a zoning variance from the Metropolitan Planning Council.

Everything from traffic to noise can affect how an area is zoned, so make sure your improvements fit the zoning in effect for your lot. A visit to the new color-coded City of Chicago Zoning Map can help you.

Hurdles to know when remodeling in the Chicago area

Chicago has unique challenges when it comes to remodeling apartments. Therefore, it’s important to work with a contractor who has experience working in your area and can navigate the challenges effectively.

Accessibility

If the apartment is located in a high-rise building, accessibility can be an issue. Large items, such as appliances or seamless slab countertop materials, may need to be hoisted up through windows. This adds to the cost and complexity of the project.

Permitting process

The permitting process in Chicago can take several weeks or even months depending on the complexity of the scope. In Chicago, the Department of Water Management approves plumbing permits and the Department of Buildings issues electrical permits. Buildings that are designated as historical landmarks may require a landmark permit for certain types of apartment remodeling projects. Some examples include modifying load-bearing walls, adding or removing plumbing or electrical, and changes made to the HVAC system.

Building age

Many buildings in Chicago are older and may not be up to current building code in their infrastructure (plumbing/electrical/HVAC system). This is usually discovered after a contractor begins demolition and has the opportunity to see behind the apartment’s walls.

Weather

Chicago weather can delay an apartment remodel in several ways. In the winter, heavy snow and ice can make it difficult to access the job site or to transport materials and equipment. Cold temperatures can also slow down the drying and curing time of materials, such as paint or concrete, which can lengthen the overall timeline of the project.

In the summer, high humidity and heat can also affect the curing time of certain materials. Additionally, severe thunderstorms and high winds can cause delays. It’s important factor in potential weather delays for the duration of the renovation with your contractor.

Should I replace the pipes behind the walls?

Some older Chicago apartments may still contain original water supply and drain pipes from decades ago. Although you may not be required to replace the pipes if they are still functioning, it is best practice to avoid issues down the road.

Is kitchen and bathroom ventilation important?

Proper ventilation is required in kitchens and bathrooms to help dissipate humidity. Make sure your bathroom or kitchen remodel includes the appropriate ventilation, like an openable window or exhaust fan. For information on sizing your ventilation, the Department of Buildings offers an easy-to-use guide.

Preparing for your remodeling project

Who applies for the remodeling permit?

If you apply for the permit as the homeowner, you will take responsibility for the completion of the project, adherence to building codes, and be responsible for workplace safety. If you hire a general contractor, they will be responsible so they will apply for the permit on your behalf.

Building permits are issued by the Chicago Department Of Buildings. First, you will submit information about the scope of your apartment remodel, and then the CBO will issue the appropriate permit.

For major remodels, hiring a general contractor is in your best interest. Most homeowners hire a general contractor for their expertise, knowledge of local code, and workforce. We can help connect you with a select group of top Sweeten contractors in your Chicago neighborhood.

Easy Permit Program

Many remodeling projects are simple rip-and-replace projects, so the CBO now has an Easy Permit Program. The program limits the amount of work that can be performed, but allows you to skip the plans approval process.

Regular building permit

If your apartment remodel involves new square footage, mechanical systems, or more than 1,000 sq. ft. of drywall you will need a regular permit. Before you apply, gather a few documents like your deed and a plat map of your neighborhood. You’ll save time and effort in the long run and avoid paperwork mistakes by having the documents handy.

Cost factors

Common cost factors that affect a Chicago apartment remodel include the scope, size, and finish level of your project.

In most instances, any services you need for your remodel will be calculated using the square footage of the project. Size can also impact your budget if your project will require extensive demolition or repair.

Additionally, the level of finish you opt for, whether budget-friendly or high-end, will have a significant impact on the final cost. If you choose to upgrade using existing plumbing, additional changes may not be necessary. However, for more extensive projects, such as those that involve opening walls or submitting permits, you may require the services of electricians and plumbers.

Who do I hire for my remodel?

You will find several options for building your remodel. Depending on the scope, size, and complexity of your project you may need an architect or designer in addition to a contractor.

The architect/designer/general contractor model involves an architect providing drawings for permits or board approval as well as more detailed working drawings. The contractor executes the plans. Design-build firms provide the same services as an architect and contractor, except both services are provided by the same company. If there are no significant changes to the layout, demolishing walls, or altering gas/electrical/plumbing systems that require DOB approval, hiring a contractor would be the best option.

The first step to hiring your general contractor in Chicago is to connect with a few local firms for site visits and to receive estimates. When you post your remodeling project on Sweeten, you’ll receive a select group of highly-qualified contractors who are licensed and insured. They will also be familiar with working in your area and have experience in your specific scope of work check.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post How to Remodel an Apartment in Chicago appeared first on Sweeten.

A Guide to Remodeling Your Bathroom in New York City

Brian Paul — Fri, 19 May 2023 20:33:29 +0000

Tips for your NYC bathroom remodeling project — including permitting and board approvals, cost factors, tub-to-shower conversions, and adding a washer/dryer

If you’re planning a full bathroom gut renovation or a simple refresh in NYC, your renovation team will guide you through the process. It’s important, however, to have a general understanding of what you can expect, especially if you’re not familiar with the city’s unique challenges. We’ll outline how to remodel a bathroom in NYC and how to attain your vision that fits your budget.

Permits and plan approvals

If you understand what makes NYC such an attractive city to live in, you won’t be surprised why it also has some of the most restrictive building and health codes in the US. A high population density, aging infrastructure, and historical preservation mean most remodeling work needs to be permitted. The approval process includes an unbiased third party (in this case a building inspector) to inspect and approve the work. Additionally, all permitted work must be handled by either a New York State Licensed Professional Engineer (PE) or an architect registered with the State of New York.

While time-consuming and complex, it’s an effort to maintain buildings’ structural integrity. For example, many NYC bathrooms have been remodeled countless times, so requiring a standard level of quality is important for future residents of the building.

However, there are projects that don’t require prior approval and which won’t affect any MEP (mechanical/electrical/plumbing) or change support structures. This includes projects that only change the appearance of the space. Some minor alterations such as resurfacing existing floors do not need a permit. However, the contractor must be licensed with NYC.

NYC remodeling factors

Condo and co-op board approvals and restrictions

Condo and co-op boards can impose restrictions on your remodeling plan depending on where you live in the city. Before finalizing your budget planning, identify any potential approvals you may need to avoid surprises.

Approval process: Boards typically require detailed renovation plans, including architectural drawings, materials, and a timeline. These need to be in compliance with building rules, regulations, and bylaws.

Permits and insurance: Proof of the correct permits and insurance coverage needs to meet legal and safety standards.

Contractor approval: To maintain quality control, some buildings require contractors to be licensed and insured. We can connect you with vetted Sweeten firms who have experience with your scope.

Fees: Depending on the bylaws and boards, the homeowner may need to pay a fee for administrative work, common area usage, or any potential damage.

Gut remodel vs a “rip-and-replace”

Will your remodel simply be replacing what is already existing or will the space be redesigned? A “rip and replace” refers to the process of removing an existing feature such as a sink vanity or a shower and installing a direct replacement. The most straightforward type of remodel is where no electrical or plumbing is being moved elsewhere in the room.

Conversely, a gut remodel is a space that is redesigned or reimagined. Here, walls, plumbing, or electrical are removed or added and the process must follow NYC’s strict building codes. An architect will need to submit plans for these types of changes and have permits approved.

Also during a gut remodel, your contractor may discover an apartment’s electrical circuit capacity or plumbing is not up to code and needs to be updated. These can be a surprise for first-time renovators, so your Sweeten contractor can walk you through the process.

Tub-to-shower conversions

Bathtubs are usually about 3’ wide and 5’ long. Converting a tub space into a shower can include body sprays and other amenities, since there is nearly 15 sq. ft. to work with. Keeping the shower drain in the same location simplifies and speeds up the connection process. However, if the drain and supply pipes need to be relocated, the cost will increase depending on the extent of the required work.

With the popularity of accessible and universal design concepts, tub-to-shower conversions have been increasing. These concepts align with the Americans with Disabilities Act allowing for easier access without the need to step over high tub rims or shower curbs. The addition of grab bars also helps prevent slips. These changes provide greater independence for aging homeowners. Debbie posted a project for her father whose wheelchair and walker would not fit in his bathrooms. Their Sweeten contractor created one large bathroom with a walk-in shower, grab bars, and a pull-down seat.

Adding a Washer/Dryer to Your Bathroom

If space allows and your building’s alteration agreement allows washer/dryer installs, it’s often possible for a bathroom to accommodate the units by rearranging the floorplan. Isis and Stephano’s Sweeten contractor knocked down a wall and took over two adjacent closets to build a new one inside the bathroom. To fit a pair of 24-inch stacking units, it “took amazing Tetris skills” on the part of their contractor, noted Stephano.

Take note that installing a washer/dryer combo requires additional services. You will need both cold and hot water connections, a new drain system, and a new 50A electrical circuit at a minimum. It will also need an exhaust vent.

If your building and contractor agree it’s possible, consider a ventless unit. Sweeten homeowners Lynn and Craig added a compact ventless washer and dryer in their 24-square-foot half bath. “Remodeling this room has been a life-changer,” she said.

Check building access and hours

Many buildings in NYC have limited access to elevators or have narrow staircases, making it difficult to move materials and equipment to the renovation site. Check your alteration agreement on any rules for handling common areas during construction. There may also be certain hours that construction is allowed to happen as well as the use of the elevator.

Budgeting and cost factors for bathroom remodeling in NYC

Briefly, here’s what you can expect when putting together your budget. The primary cost considerations for a bathroom remodel include size, finish level, scope, and service. A full renovation (without layout changes) of a standard full bathroom with just a general contractor will begin at:

$18,000+ for a budget bathroom renovation
$28,000+ for a mid-grade bathroom renovation
$40,500+ for a high-end bathroom renovation

Post your project on Sweeten and you’ll be connected with a selection of vetted contractors in NYC. They will have experience with a scope like yours and within your budget range. If you’d like to walk through your budget before meeting with any contractors, we can jump on a call and help you.

Identifying your renovation team and finding a contractor

Based on your scope, here are the renovation professionals you may need on your team. For projects without any layout changes and you’ve already done research on style and materials, you can hire a general contractor directly. Partner with an architect for a more complex scope, or an interior designer if you need their services. A hybrid design-build firm is also an option.

We suggest getting at least three bids to compare. Our free matching service will connect you with general contractors or design-build firms in NYC including women- and minority-owned companies.

How long does a bathroom remodel take?

Typically, we recommend planning for a timeframe of 2-4 months, start to finish, for the completion of a bathroom remodel, including 4-8 weeks for the construction phase. However, each project is different. The timeframe depends on factors such as the complexity of the project, the size of your bathroom space, and the scope of work involved.

For instance, if you’re not making changes to the bathroom’s layout, electrical or plumbing systems, and opting for materials that are in stock, you can expect the renovation to be finished within a few weeks. However, it will take longer if you’re relocating plumbing and electrical, need permits and board approvals, or ordered custom items.

Sweeten homeowner Erica gutted her small NYC bathroom but without moving any plumbing and revamped the entire look. They encountered no obstacles during the process, and the project took five weeks to complete.

Here’s a general breakdown of the step-by-step process and estimated timeframe.

Phase 1

Hire an architect or designer (if necessary) – Planning and design with a professional may take a few weeks depending on the availability of all parties. If you’re not working with a professional designer, start gathering your own inspiration and organize your wishlist into must-haves vs nice-to-haves.
Hire a contractor – For a bathroom remodel, finding vetted contractors, getting a few estimates, and hiring the right one can be done in as little as 2-3 weeks with Sweeten. The contractor can apply for your permits on your behalf and help navigate your building board approvals, if necessary.
Obtain permits and approvals – Depending on the efficiency of the permit process, the approval time can take anywhere between a few days to a several weeks. The same goes for board approvals if you’re in a condo or co-op building.

Phase 2

1. Demolition – Plan on demolition taking a few days to a week depending on the complexity of the demo. Expect delays if issues are discovered when the walls come down. For example, in NYC, demolition is carefully monitored to prevent asbestos, lead, and other harmful elements from being released. If any are found you’ll need the services of an abatement company, so budget accordingly.

2. New framing – If no additional framing is required, this step can be skipped.

3. Tub and/or shower installation

4. Plumbing, electrical, and HVAC – This stage involves roughing in new plumbing and electrical lines or adjusting existing ones. If there are no issues, it can can take a few days to a week.

At this stage, the project will be re-inspected by an official before the work is covered by drywall, plaster, or finished flooring. If any corrections are needed, they are made and the work is re-inspected and approved.

Phase 3

Insulation
Drywall and floors – Installing new walls, flooring, and any sub flooring, if needed, can take several days to a week dependent on the materials and room size.
Cabinets and fixtures – Plan for a few days to a week to install the tub, shower, toilet, and fixtures.
Trim, accessories, and painting – These final touches usually take a few days.

Tips on surviving a bathroom remodel in NYC

Surviving a bathroom remodel in NYC can be challenging, but with proper planning and preparation, you can make the process more manageable. Here are some tips to help you and your family navigate:

Plan ahead

Create a detailed renovation plan and timeline before starting the project. Consider factors like permits, material selection, and contractor availability. Planning ahead will help you stay organized and minimize disruptions.

Set realistic expectations

Understand that bathroom remodels can be messy, time-consuming, and disruptive. Be prepared for inconveniences such as limited access to the bathroom, noise, and dust. Having realistic expectations will help you stay patient throughout the process.

Communicate with your contractor

Maintain open and frequent communication with your contractor. Discuss project timelines, progress updates, and any concerns you may have. Good communication will help address issues promptly and keep the project on track.

Create a temporary bathroom setup

If possible, set up a temporary bathroom arrangement such as a family or neighbor’s bathroom to make your daily routines more convenient.

Protect your belongings

Prior to the remodel, remove or protect any valuable or fragile items in the vicinity of the bathroom. Dust and debris can travel during construction, so covering furniture and belongings will help prevent damage.

Maintain a flexible schedule

Understand that unexpected delays or changes may occur during the remodeling process. Be flexible with your schedule and prepare for adjustments as needed.

Practice self-care and a positive mindset

Remodeling can be stressful, so remember to take breaks and step away from the construction zone. Remind yourself that the inconvenience and disruption caused by the remodel are temporary. Focus on the end result—a beautiful and functional bathroom that enhances your living space.

If you’re ready to renovate your NYC bathroom, we can match you with vetted contractors who have experience similar to your scope, in your location, and within your budget. Post your project to get started!

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The post A Guide to Remodeling Your Bathroom in New York City appeared first on Sweeten.

The Complete Guide to Remodeling Your Kitchen in Los Angeles

Sweeten — Mon, 15 May 2023 19:25:26 +0000

Everything you need to know to remodel your LA kitchen (and keep your sanity)

There are so many benefits to remodeling an outdated kitchen — increasing home value, improving functionality and energy efficiency, and best of all, the chance to create a space that you actually love! Living in Los Angeles, you may run into some unique challenges during a kitchen remodeling project, like strict building codes and compliance with Title 24 regulations for energy efficiency. Plus, costs for labor and permitting fees can be a little higher in LA than in other US cities. But with the right planning and contractor, getting to the finish line is easier than you think.

So, where do you start, and how do you stay sane in the process? Here’s our local guide to kitchen remodeling in Los Angeles, with everything you need to know.

Pre-planning and design research

First thing’s first: we always recommend approaching any remodeling project by outlining your must-haves and nice-to-haves. This will help you organize your ideas and have productive conversations with contractors around scope and budget. Think about your goals and lifestyle to come up with the right list. For instance, if you’re an avid cook with all the kitchen gadgets, but you also hate clutter, then plenty of smart storage may be a non-negotiable. And what about your minimalist vision of no upper cabinets? Put that on the nice-to-haves.

In this ideation phase, you can also start to think about what might be worthwhile splurges vs areas to save. Cabinets are a huge ticket item for most kitchen remodels. In Los Angeles, the cost of cabinets plus installation ranges from around $188 per linear foot for stock cabinetry, up to $600+ per linear foot for fine custom cabinetry. So start researching cabinet styles and brands that you think will mesh with your price point. We love IKEA cabinets for tighter budgets, Semihandmade cabinet fronts for mid-grade, and for higher-end, nothing beats custom cabinets.

Don’t limit yourself to internet research — LA is a home design playground, with plenty of local suppliers and showrooms that carry tons of options for cabinetry, tiles, countertops, flooring, and fixtures. So get out and explore! And with the area’s focus on sustainability, there are many options for eco-friendly appliances and materials that can help you reduce your carbon footprint and save on energy costs.

Organize your ideas in a sharable format. Use Pinterest, Instagram, or a folder on your desktop to start compiling photos (and pick up some samples from those showrooms). Use these visuals to narrow in on styles, colors, materials, layouts, and features you like, and prepare to bring them to meetings with contractors, architects or interior designers.

Budgeting and cost factors for kitchen remodeling in LA

Having a realistic budget in mind for your project from the beginning will really streamline your process and conversations with professionals. We highly recommend checking out our complete Los Angeles kitchen remodeling cost guide for a ton of helpful local cost info.

The main cost variables for a kitchen remodel are: size, finish level, scope, and services. For a quick idea of costs in Los Angeles — a full renovation (without layout changes) of a medium-sized kitchen, with basic general contracting services (no design service) will start around:

$24,500+ for a budget kitchen renovation
$37,500+ for a mid-grade kitchen renovation
$76,000+ for a high-end kitchen renovation

When you post a project on Sweeten to connect with top, vetted contractors in Los Angeles, we’ll use your budget range to connect you with the companies who work at your price point. And if you’re still a little unsure about your budget, we’re happy to jump on the phone to talk it through with you before you start meeting with contractors.

Assembling your renovation team and choosing a contractor

Depending on your needs, you have some options for what types of professionals to hire. For more straightforward projects where layout won’t be changing and you have a good idea of the materials and style you want, your best bet will be to hire a general contractor. For more complex projects, or if you know you want professional design services, you can partner with an architect or interior designer in addition to your contractor — or, go hybrid with a design-build firm.

Our free matching service is perfect for anyone looking to hire a general contractor or design-build firm in LA. We’re also proud to work with several women-owned and minority-owned firms in the area.

Plan check and permitting in LA

You need a plan check and permit for most projects these days, so you’ll want to get acquainted with the LA Department of Building and Safety’s (LADBS) website. The plan check is a straightforward review of your design to ensure that it meets the building code. You’ll find an abundance of helpful information at the LADBS site, including: quick links to necessary forms, how to get an express permit for certain projects, and information about local contractor requirements.

Local regulations

There are several local building regulations in Los Angeles that can affect a kitchen renovation project.

Building codes: The California Building Code (CBC) and the Los Angeles Building Code (LABC) set requirements for the construction, design, and safety in home remodels, including kitchens. These building codes specify the minimum requirements for construction, electrical, plumbing, and mechanical systems, which are enforced by the Los Angeles Department of Building and Safety (LADBS) via permits and inspections.
Fire protection: Local building codes in LA also require adequate fire protection, including smoke detectors, fire alarms, and fire suppression systems such as sprinklers or hoods. If you’re installing new appliances or making other changes to your kitchen, you may need to update your fire safety systems to comply.
Title 24: This is the California Building Standards Code, which outlines the building energy efficiency standards for new construction and major renovations in California. Kitchen remodeling projects must comply with Title 24 requirements for lighting, ventilation, and energy efficiency. More on Title 24 below.

What’s most important is that you work with a qualified contractor who is knowledgeable about these regulations to ensure that your kitchen renovation project meets all safety and legal requirements.

More on Title 24

According to the California Energy Commission, “Homes and businesses use nearly 70 percent of California’s electricity and are responsible for a quarter of California’s greenhouse gas emissions.” The State of California has standards in place to deal with high energy demand, and Title 24 is one way of doing that.

Title 24 is enforced by the local building department for your municipality, so you’ll need to know which department has jurisdiction for your property. You may have to make a few calls if you don’t know already, and you can look up your address with this tool as well.

Will Title 24 apply to my project?

If you’re concerned about slowdowns and additional process involved with Title 24, you may be able to circumvent it by avoiding work that is included within its purview. So if you don’t move walls or replace windows, you’re off to a good start. For a kitchen remodel, you may be able to replace the entire kitchen within the existing space, including new cabinetry and countertops. (This is called a “rip-and-replace.”) You may also be able to replace windows and doors with units of the same size.

If you’re updating the HVAC (heating/ventilation/air conditioning) system, your project will fall under Title 24 and you’ll be required to meet those standards. Changes to the building “envelope,” which are the exterior walls and roof, and changes to the layout inside your home, including moving walls, will be considered “alterations” and you’ll need to comply with Title 24 requirements as well.

Working within the confines of Title 24 is not impossible. Thousands of homeowners do it every year with help from their contractors and guidance from building inspectors. The best plan of action is to be prepared, especially as you choose your architect and contractor who have the expertise to navigate the process.

Timeline and process for a kitchen remodel

The timeline for a kitchen remodel in Los Angeles can vary depending on several factors, including the size and complexity of the project, the availability of materials and contractors, and any unexpected setbacks that may arise during the renovation process. On average, you could expect a typical kitchen remodeling project of low-to-moderate complexity to take about 3-6 months from start of the process to completion.

If permits are approved, design is complete, and there aren’t any delays on materials, then it could be just 3-8 weeks to complete the construction phase of your kitchen remodel — but, again, that depends on the size and scale of the kitchen project, complexity of plumbing and electrical, and whether there are changes to the layout, or any surprises during construction. More complex projects could take the construction phase up to a few months.

In the construction phase, your GC and subcontractors will follow a fairly standard order of tasks for a kitchen remodel, which can be grouped into the following steps:

Site prep and demolition
Installations
Finishing
Final walkthrough and punch list

Demolition and site prep

To protect the rest of the home during a kitchen remodel, a contractor will often seal off the kitchen area with plastic sheeting to prevent dust and debris from spreading. They may also install temporary walls or barriers to further contain the construction zone, and lay down protective covering on floors and other surfaces to prevent damage. You’ll want to talk with your contractor about their plan for protecting your home before the start of construction.

Then onto demolition. Clearing out your old kitchen involves removing everything from the existing kitchen, including appliances, cabinetry, and fixtures, and is usually done in a specific order to minimize any potential for damage. For a rip-and-replace, the drywall stays in place, but that’s about it. The rest goes into the dumpster, or in certain cases, can be donated for salvage. For a gut remodel, your GC will have the crew do the demolition down to the studs.

Typically, the old flooring will get ripped out at this point, leaving just the subfloor.

Once everything has been removed, the contractor will assess the condition of the walls, floors, and ceiling to determine if any repairs or updates are needed. Does anything need to change from the plan? What’s apparent that wasn’t expected? Remodeling work almost always gives you a few surprises! Your contractor will work through any necessary repairs or upgrades at this point to ensure your new kitchen is built on a stable and safe foundation.

Installations

Once the demolition and preparation phase is complete, the installation phase can begin. First, plumbing and electrical work involve installing new pipes, wiring, and outlets as needed for new appliances and fixtures. The contractor will work with licensed subcontractors to ensure that all work is up to code and meets safety requirements.

Then the new wall texture and/or paint goes on, followed by the new cabinets. New flooring usually goes in after new cabinets, but it depends on the project. At this point the GC will be scheduling a few subcontractors in a specific order. The new countertops go in before the plumber and electrician can finish. The lighting professionals follow. The sequence for appliances isn’t so crucial, but they’re usually among the last items installed in the kitchen.

Keep in mind, this entire sequence is a guideline, not a rigid list. The job of a skilled general contractor requires flexibility and problem solving — they need to juggle a handful of variables in motion on every project.

Finishing

Tasks that are usually done in the finishing stage of a kitchen remodeling project include installing a backsplash, applying paint or wallpaper, adding trim and molding, installing hardware such as handles, pulls and knobs, and installing lighting fixtures. This is also the phase where any final adjustments or tweaks are made to ensure that everything is functioning properly and looks the way it should.

Final walkthrough and punch list

After the finishes are in, you’ll have the opportunity to do a final walkthrough with your contractor to identify any issues or items that need to be addressed before the project can be considered totally complete.

During the final walkthrough, you’ll make a checklist of any outstanding items that need to be addressed — the punch list. This can include things like touch-up painting, adjusting cabinet doors, fixing minor plumbing or electrical issues, or any other small tasks that were missed during the course of the project. Once all the items on the punch list have been addressed, the project can be considered officially complete (from which point, you enter the celebration phase!).

Tips for surviving your kitchen remodel in Los Angeles

No matter how prepared you are, remodeling your kitchen will be a challenging experience. But there are a few things you can do to make the process a little easier on yourself and your family:

Create a temporary kitchen. Set up a small kitchenette in another area of your home like the dining or living room so you can prep basic meals for the duration of your project. Think microwave, toaster oven, and mini-fridge. You can also take advantage of the beautiful LA weather and grill your meals. Stock up on non-perishable foods and make a plan for plates, glasses, and utensils.
Manage expectations. The remodeling process will be messy and disruptive. Be prepared for some delays and unexpected challenges along the way, and stay flexible and adaptable in your plans. If you live in an apartment, you may also want to help manage your neighbors’ expectations, and communicate about any aspects of your project that might affect them.
Maintain open communication with your contractor. This can’t be understated. Regular check-ins and updates can help ensure that the project stays on track and that any concerns or issues are addressed promptly. It’s also important to establish clear boundaries and expectations upfront, such as when the contractor will be on-site and what areas of the home they will have access to.

Are you ready to start your own kitchen remodeling project?

Post your remodeling project on Sweeten and we’ll connect you with a curated list of trusted contractors, matched to your project. Our service is free for homeowners, and hiring your contractor with Sweeten means you’ll also have access to advice, support, and secure payments. Check out our service locations to see if we cover your area.

Renovate to live, Sweeten to thrive! Learn more

Originally published on March 21, 2023 with writing by Steve Hansen

Updated by Sweeten on May 15, 2023

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post The Complete Guide to Remodeling Your Kitchen in Los Angeles appeared first on Sweeten.

A Guide to Remodeling A Kitchen In NYC

Steve Hansen — Fri, 21 Apr 2023 13:49:46 +0000

From navigating building boards to choosing your renovation team, here's what you need to know when remodeling your NYC kitchen

Whether a kitchen remodel is a rip-and-replace or a complete gut with a new layout, the final result will be dramatic. Any kind of functional improvement, flow redesign, or a refresh in materials offers a brand new experience. It’s also a complex space to reimagine and can be demanding to execute well. Read our guide on how to remodel a kitchen in NYC. Here, we outline the building blocks of a renovation and the tools for a successful result.

Working with building boards and insurance

In New York City, many buildings are within the purview of condo/co-op/HOA boards. Does that apply to your project? If so, you should consult your building’s alteration agreement for guidance. It will lay out what is allowed and not allowed when remodeling your kitchen.

"Wet" over "dry" spaces

In particular, placing “wet” spaces over “dry” spaces is prohibited based on NYC rules. That means a kitchen or bathroom, a “wet” space, can not be placed over your downstairs neighbor’s living room. All plumbing should be stacked vertically as much as possible within the building to minimize the number of water lines.

The approval process

You may have to submit your plan for approval by your board, in addition to a submission to the city. Most Sweeten general contractors manage the paperwork and approval process with you. This step with your board can be challenging and can cause delays ranging from weeks to months before their approval comes through.

Your alteration agreement may also include provisions for inspection of your project by the board architect or building superintendent, and you may be expected to adhere to a project schedule, so keep that in mind, as well.

Higher costs in NYC

Also, costs like labor and business insurance for contractors in New York City are higher than in most other areas of the country, which ultimately results in higher project costs. According to this metric, the median home cost in New York City is more than double that figure of the USA at large.

Plan examination and permit

New York City’s combination of older and diverse housing stock is a reality. Experienced construction professionals should know how to navigate these structure types, the process, and required paperwork. However, understanding these aspects is a good way to prepare. In addition, your project will be reviewed by the Department of Buildings and go through a plan examination. It might also require a building permit.

Your project may not need a permit if it’s a standard “rip-and-replace” renovation project. Some examples of work you can have done without a permit include:

Painting
Plastering
Installing new cabinets
Plumbing fixture replacement
Resurfacing floors

That list of projects is nearly the definition of a “rip-and-replace” project, so good news there.

The alteration agreement will outline when a Registered Design Professional (RDP) is required on your project. The RDP, which is your Professional Engineer or Registered Architect, will submit your plan and application for examination. This process ensures that all building modifications comply with applicable building code and zoning regulations in New York City.

Example renovation costs in New York City

Looking at a medium-sized kitchen of 90–120 square feet, here are some examples costs that do not include the cost of appliances:

Budget kitchen renovation costs: from $24,500
Mid-grade kitchen renovation costs: from $37,500
High-end kitchen renovation costs: from $76,000

Cost factors for your project

Three main factors will determine your costs for your kitchen project: size, scope, and finish level.

Size

First, kitchen size will be a main driver. More cabinets mean more linear feet of countertops. You’re just buying more material in this case.

A small kitchen is often designed with a narrow galley or a single wall covering approximately 60-90 square feet, and optimized for one person. Typical appliances found here are a narrow upright refrigerator, a four-burner range, and a microwave.

If you’re working with 90-120 square feet, this is considered a medium-sized kitchen that can hold 1-2 people working comfortably. The layout can either be U- or L-shaped with a peninsula or island. A refrigerator, four-burner stove, a dishwasher, and a microwave fits in this square footage.

Large kitchens typically span 120-200 sqft and provide ample cabinet space or a pantry, along with an island or peninsula. Two cooks can be comfortably accommodated. A wide refrigerator, a six-burner range or cooktop, a separate oven, a dishwasher, a microwave, and even a wine refrigerator fit in this layout.

An extra large kitchen is the same but with more than 200 square feet, full cabinets, a pantry, and space to eat-in or gather guests adds to the list of features. Additional appliances could include multiple dishwashers and ovens.

Scope

Next, scope refers to whether your project is a “rip-and-replace” or a “gut remodel.” “Rip-and-replace” will cost you less, as you will follow the layout you have now. If there’s no serious design deficiency, you can make things easier on yourself with this approach. Your contractor will follow your design plan until the project is complete.

The other project type is a “gut remodel,” where your contractor takes the walls down to the studs and possibly the floor down to the joists. This process leaves the “guts” of your home open, visible, and ready for the reworking. You might undertake a gut remodel for purely a complete update, even if the structure is sound. This makes layout changes for a new design substantially easier. Moving plumbing and electrical hardware goes smoother with the walls opened up for a gut remodel, especially in a home that’s several decades old. You’ll also enter a gut remodel if you want to move walls for a new layout.

If structural problems need to be corrected, or there are some major repairs, a gut may be your only option. As a result, your registered architect or professional engineer (PE) will be getting involved. Many Sweeten contractors can refer you to an architect or engineer with whom they have a working relationship. Anytime a serious structural problem is identified—which isn’t always apparent when you start the project—the design solution will need to be drawn up by an architect or engineer. Then the design goes to the Department of Buildings for approval.

Finish level

Finish level is the most flexible of the three cost drivers. You can choose the budget track you want, from (almost) off-the-shelf to completely custom. Some kitchens can be semi-customized mixing stock items paired with materials to be made or modified to fit.

For example, you could choose high-quality cabinets in stock sizes, and use small filler panels in at least two places, typically where the top and bottom cabinets meet a wall. At the other end of the spectrum is to go with a full set of custom cabinets that your designer fits precisely to the space. It’s more expensive in comparison to the previous examples, but the end result is maximized usable cabinet space.

Whatever way you choose, the countertops will still have to be cut to fit perfectly, so that’s a custom or semi-custom product. However, a high-quality sink and faucet can be purchased off the shelf. As you can see, every kitchen is a mix of off-the-shelf and semi-custom to fully-custom components.

Who to hire for your kitchen remodel

Kitchens require multiple appliances, as well as water lines, upgraded electrical service, robust ventilation, and gas lines to supply the range. Your general contractor is one of the professionals who will get you thought the entire process. Architects, designers, and engineers come in, if your project requires their services.

Partner with an architect/designer and a contractor

When choosing the professionals to work with, you can hire an architect/designer/engineer and a general contractor, choose to only work with a contractor, or secure the services of a design-build firm.

You can work with a professional engineer or architect who can create the design and submit it to the Department of Buildings. As mentioned earlier, Sweeten GCs in NYC can often make referrals if an architect and/or engineer’s services are needed for the project.

Execute your vision with a general contractor

In NYC, there are remodeling contractors who are capable of handling limited design tasks, while others exclusively execute the design vision you created. It is crucial to choose a contractor with whom you have a good rapport, regardless of which approach you take. These projects often encounter unexpected issues that may not be within the contractor’s control. To gauge your compatibility with potential firms, it is recommended to arrange on-site meetings with 3-5 contractors after finalizing your design.

Collaborate with a design-build firm

You can also work with a design-build firm that can submit the plan and application as the Registered Design Professional, as we mentioned earlier, and also do the construction work. This approach does offer some streamlining in that you’re working with one firm for the design and construction of your project. You might see a shorter timeline and reduced cost compared to design-bid-build.

Types of kitchen layouts in NYC

It’s important to plan every square foot of a kitchen layout before starting a remodel. As complex spaces, kitchens require compliance with various codes, with supply and drain pipes competing with wires, ducts, and cabinets. A sensible layout in the kitchen will result in smooth traffic flow and less wasted space. Also, functionalities like the sink, stove, fridge, and dishwasher should be placed in practical locations.

Kitchen islands and peninsulas

Kitchens with island layouts being popular. The island can be customized with the same cabinetry as the rest of the kitchen. A generous-sized structure can also fit a sink and wine fridge. Alternatively, a movable work surface can function as a simple and flexible island that requires less space yet still provides great functionality.

A peninsula is a U-shaped design, but includes a counter extension that partially protrudes into the kitchen at either end of the U shape. This creates a G-shape.

The U-shaped section of this kitchen layout typically houses most of the cooking and preparation activities. The extension serves as a breakfast bar or eating counter. The outer part of the extension can accommodate two to three chairs for dining.

L-shaped kitchen

The L-shaped kitchen layout comprises two counters set at a 90-degree angle, with one usually longer than the other. The layout divides kitchen activities across the legs, with one containing the fridge, sink, and dishwasher. The stove and counter space provides prep work on the other. It’s a flexible layout that fits different kitchen sizes and works well with the kitchen triangle concept. The sink, stove, and fridge sit in a triangle for improved workflow.

U-shaped kitchen

To expand on the L-shaped kitchen layout, a U-shaped kitchen adds an extra wing, resulting in three counters arranged like a U. This allows for better spacing of various functions compared to the L-shaped layout, where the leg containing the fridge, sink, and dishwasher can be broken up. In a U-shaped kitchen, the third leg can potentially contain the fridge.

Galley kitchen

Galley kitchens consist of two counters that run parallel to each other, divided by a single aisle. Typically, one leg is dedicated to the stove or cooktop and counter space, while the other leg, which is usually the home’s exterior wall, contains the sink, dishwasher, and refrigerator. Galley kitchens are great for containing the workflow within a tight space.

One-wall kitchen

In a one-wall kitchen layout, all kitchen tasks are combined on a single counter against one wall. The sink and dishwasher are placed next to each other to share the water supply and drain lines. The design mainly involves deciding the order of the functionalities.

Renovation order for a kitchen

Your general contractor will start your remodeling project with demolition. A rip and replace project means leaving only the drywall in place. All the cabinets, countertops, door and window trim, appliances, and flooring are discarded.

Once the wall texture and/or paint is applied, the new cabinets are installed. Typically, new flooring is laid after the cabinets, but this may vary depending on the project. The general contractor (GC) will schedule several subcontractors in a specific order. The installation of new countertops takes place before the plumber and electrician can complete their work, followed by the lighting professionals. The order of installing appliances is not as critical, but they are usually among the last items to be put in place in the kitchen.

If it’s a gut remodel, where walls, doors, and/or windows are moving, the wallboard or plaster comes off as well. At this point, the GC can evaluate the plumbing and electrical to see what repairs or upgrading need to be done. The crew frames the new walls, installs the new drywall, then the new doors and windows, and the new wall texture. Cabinets and countertops follow, then lighting and appliances.

Choosing materials

When creating your new kitchen design, you’ll decide on some of the foundational materials that make up the space: cabinets, countertops, and backsplash tile.

Cabinet overview

First, quality cabinets are a cornerstone of any functional kitchen. Custom cabinets will maximize the usable space and give exactly the appearance you want. It also takes up most of your kitchen budget.

An alternative is to use standard IKEA cabinets with doors from Semihandmade. This gives you made-to-order doors that fit your IKEA cabinet boxes perfectly. It’s a customization on a material you see and touch every day.

Another option that works well in remodeling the small spaces often found in NYC homes is using full-wall cabinets. These cabinets will usually need to be custom-made, but you can integrate a lot of pantry space with a built-in refrigerator, for example, to use your space most efficiently. Plus, using the full height of the room gives you a few extra square feet of storage while enhancing the clean lines of your new kitchen.

Countertop materials

For countertops, you’ll be looking at quite a large selection of both natural and manufactured materials. Natural stone countertops continue to be popular, including marble, quartz, soapstone, and granite. While all these materials are hard and durable, they are not impervious to stains and can be scratched.

Engineered stone is even more durable than natural stone and comes at a similar high-end cost. It’s made from quartz, resin, and pigments so you’ll get more of a manmade appearance rather than the natural appearance of stone.

Solid synthetic countertops offer a huge range of colors and can be molded to integrate the backsplash, sink, and other items. Solid synthetics are heat resistant but less so than stone, and they can be scratched and nicked by knives, so cutting boards are a good idea. They will stain, as well.

Another natural material is hardwoods, such as the traditional butcher block countertop. While still popular for some areas of the kitchen, wood’s vulnerability to water and chemicals makes it a higher-maintenance choice. It certainly has its place where you want to add some natural warmth into your kitchen in a way that stone can’t manage.

Stainless steel is used often in commercial kitchens because of its durability and easy-to-clean nature. It’s just plain tough! In your home, you might find it a bit cold, and any dents will show readily.

Outfitting the backsplash

As for your kitchen’s backsplash, this area works as both a functional and a design feature. It’s one of the easiest places to make a big impression! You’ll find a range of tile options that offer different finishes, aesthetics, and pricing. Starting at the low end of the budget, classic ceramic tiles will give you so many design options, in both colors and tile patterns.

Two areas of the backsplash—behind the range and behind the sink—will need the most durable surfaces, such as glass or metal tiles, or even granite. Marble tiles, in contrast, are more porous and not the best choice for those areas. Those two areas, by the way, are the ideal locations for large tiles with fewer grout seams to keep clean.

Once you decide on starting a remodeling project, it is important to hire an insured and licensed contractor. We can provide you with a vetted group of Sweeten bathroom remodeling contractors in NYC. They will have completed similar projects within your budget and are familiar with your neighborhood.

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The post A Guide to Remodeling A Kitchen In NYC appeared first on Sweeten.

The Ultimate Guide to Hiring General Contractors in NYC

Sweeten — Fri, 14 Apr 2023 14:05:11 +0000

Ready to start your remodel? Here’s everything you need to know about hiring a general contractor in NYC

Major remodeling projects are extremely complex, and require a high degree of planning, coordination, and oversight. That’s where general contractors come in!

At Sweeten, we’re experts at all things general contractors — we pre-screen them for our network, carefully select the best ones for your remodeling project, and work we closely with hundreds of general contractors in NYC every day. So, we’ve tapped our internal expertise to bring you this guide.

Skip to: How to hire a general contractor in NYC

What is a general contractor?

What makes a great general contractor?

Communication: There are a lot of variables in the construction process. A great general contractor understands the dynamic environment in which they work, anticipates potential issues, and is proactive in communicating all of this with their clients. They can provide clear instructions to subcontractors and are open to feedback.
Realism: The best general contractors are honest with clients about what their budget can realistically achieve, and will work with them to create a feasible scope of work, so that they can adhere to budgets and timelines.
Agility: When the unforeseen inevitably happens on a major project, great contractors can think critically on their feet and approach their clients with proposed solutions. They can handle a variety of tasks and adapt to changes.
Eye for detail: A great contractor does not make excuses for shoddy work. They scan their jobs with a fine tooth comb, regularly looking for imperfections in craftsmanship and addressing them head on — not avoiding them and hoping their client doesn’t notice!
Tidiness: A great GC will clearly spell out the ways in which they intend to protect your home and personal belongings in their estimates & contracts. If your GC doesn’t have a game plan for protecting your beloved possessions, look the other way!

Traditional general contractors vs design-build contractors

The firms we work with at Sweeten cover the full spectrum from build-only traditional contractors to full-service, design-build contractors in NYC. So, whatever your needs are, we’ve got you covered! Post your project to start connecting with a selection of our trusted contractors today.

Typical remodeling projects

In NYC, you’ll probably need to hire a general contractor if you’re planning a project like renovating a kitchen, remodeling a bathroom, finishing a basement or attic, adding a deck or patio, remodeling an entire home, or converting a garage into an accessory dwelling unit. They focus on transformative projects that involve multiple trades, which is why you’ll typically only hire a general contractor for projects that cost $15,000 and up.

Browse Sweeten projects in NYC on our blog to see some of the amazing homes New Yorkers have created with Sweeten and our trusted contractors.

How much does remodeling cost in NYC?

Risks of remodeling without a qualified contractor

Inferior workmanship: A DIYer or unqualified contractor may not have the necessary skills or experience to complete the project to a high standard. This can result in poor quality work that may need to be redone or repaired, which can be costly and time-consuming.
Code violations: Building codes and regulations exist to ensure the safety and stability of structures. A DIYer or unqualified contractor may not be familiar with these codes and could potentially make mistakes that violate them, leading to problems and costly repairs down the line.
Increased liability: If an accident or injury occurs on the job site and the contractor is found to be at fault, the homeowner may be held liable for any damages. This can be particularly risky if the person doing the work does not have the necessary insurance.
Delays and cost overruns: A DIYer or unqualified contractor may not have the knowledge or resources to accurately estimate the time and cost of a project. This can result in delays and unexpected expenses.

New York City contractor licensing requirements

The Department of Buildings (DOB) issues licenses for general contractors in NYC, while the Department of Consumer Affairs (DCA) issues Home Improvement Contractor (HIC) licenses — more on the differences below.

Both DOB and HIC licenses have specific experience and insurance requirements that contractors must meet in order to qualify for a license. Once licensed, contractors must also complete continuing education courses every two years in order to maintain their license.

Note that the requirements for obtaining and maintaining a general contractor license may vary depending on the specific type of work being performed and the location of the project. It’s always a good idea to check with the appropriate licensing agency for specific requirements in your area.

NYC Department of Buildings license

A DOB license is required for contractors who perform construction, alteration, or repair work on buildings in NYC. This includes new construction, renovations, and repairs to existing structures. General contractors may also be required to hold additional licenses or certifications for specific types of work, such as electrical, plumbing, or asbestos abatement.

To qualify for a general contractor license, individuals must have at least seven years of experience in the construction industry, with at least two years in a supervisory role. Alternatively, they may qualify by completing a four-year apprenticeship program or by holding a bachelor’s degree in engineering or architecture. Additionally, contractors must carry liability insurance and workers’ compensation insurance, and must comply with all local building codes and regulations

NYC Home Improvement Contractor license

An HIC license, on the other hand, is specifically for contractors who perform home improvement work in NYC. Home improvement work includes repairs, alterations, renovations, or modifications to any part of a residential building, including single-family homes, multi-family homes, and apartments. HIC licensees are not permitted to perform new construction or work on commercial or industrial buildings.

To obtain a Home Improvement Contractor (HIC) license in New York City, contractors must have at least two years of experience in the home improvement industry with at least one year in a supervisory role, carry liability insurance, register with the Department of Finance and pay any applicable fees, complete a pre-license education course, pass a written exam, and meet bonding requirements by having a surety bond or cash deposit.

How to hire a general contractor in NYC

You’ve come to the right place — helping people hire the right contractor for their remodeling project is exactly what we do at Sweeten! Here’s a breakdown of the process.

1. Source 3-5 contractors who are fit for the job

This is so much easier said than done! You’ll want to research and narrow down a handful of qualified general contractors, with the right experience, who work in your area, who provide the services you need, at your budget level, and who are available and interested in the job. You could start by asking friends or researching online, and making some phone calls — however, if you’re in one of Sweeten’s service areas, we highly recommend that you save yourself the legwork and start meeting trusted contractors on Sweeten!

2. Hold site visits

3. Collect estimates

4. Compare the bids

5. Conduct negotiations

6. Sign a contract and pay your deposit

Sample questions to ask at your site visits

How long have you been a general contractor in NYC?
How many projects have you managed simultaneously? How many do you plan to manage while working on my project?
Are you familiar with the local building codes and regulations?
Who will be in charge of my project and who will be working on it?
How will you handle any unexpected challenges, delays, or changes during the project?
What is your policy for communication and updates during the project?
What potential challenges could you foresee with my project?
How do you plan to protect my home during the course of my renovation?
How does your payment schedule work?
What is your insurance coverage?
Do you provide a warranty for your work?
Do you have references from previous clients?

How does Sweeten connect me with the best general contractors in NYC for my remodeling project?

Our purpose at Sweeten is to help homeowners transform their homes as seamlessly as possible — so you can stop living at home, and start thriving! And we’ve helped over 2,000 renovators do just that. Here are some of the ways we bring value to your renovation experience (for free!):

We only work with thoroughly vetted, trusted general contractors
We carefully select the best contractors for your unique remodeling projects and connect you with them
You’ll get a set of competitive bids to ensure fair, market pricing for your project
You can take advantage of a bid-leveling call with someone from our team to help you through the toughest part of the decision-making process
Our team has extensive knowledge and experience in renovations, and we’re available to you for support from start to finish!

If you’re planning to start your own home renovation within the next 6 months, it’s time to post your project on Sweeten and start making your vision a reality!

Originally published December 19, 2022

Updated on April 14, 2023

The post The Ultimate Guide to Hiring General Contractors in NYC appeared first on Sweeten.

The Ultimate Guide to Hiring a General Contractor for Your Remodel

Sweeten — Tue, 04 Apr 2023 16:47:21 +0000

Ready to start your remodel? Here’s everything you need to know about hiring a general contractor

Major remodeling projects are extremely complex, and require a high degree of planning, coordination, and oversight. That’s where general contractors come in.

At Sweeten, we’re experts at all things general contractors — we pre-screen them for our network, carefully select the best ones for your remodeling project, and work closely with hundreds of contractors every day. So, we’ve tapped our expertise to give you everything you need to know when it comes to hiring a general contractor.

Skip to: How do you hire a general contractor?

What is a general contractor?

General contractors, known more simply as contractors or “GCs”, are the lead professionals on major construction projects. They oversee teams of subcontractors such as carpenters, plumbers, electricians, and painters, who carry out the various specialized aspects of each construction job. They’re responsible for procuring materials, obtaining permits, and ensuring that a project is completed according to plan. Depending on the specific requirements of a given project, they may also be responsible for coordinating with architects or designers, coop or condo boards, engineers, expediters, or inspectors.

Depending on your area or region, general contractors may also be known as home improvement contractors, builders, renovation contractors, or remodeling contractors.

What makes a great general contractor?

Communication: There are a lot of variables in the construction process. A great general contractor understands the dynamic environment in which they work, anticipates potential issues, and is proactive in communicating all of this with their clients. They can provide clear instructions to subcontractors and are open to feedback.
Realism: The best general contractors are honest with clients about what their budget can realistically achieve, and will work with them to create a feasible scope of work, so that they can adhere to budgets and timelines.
Agility: When the unforeseen inevitably happens on a major project, great contractors can think critically on their feet and approach their clients with proposed solutions. They can handle a variety of tasks and adapt to changes.
Eye for detail: A great contractor does not make excuses for shoddy work. They scan their jobs with a fine tooth comb, regularly looking for imperfections in craftsmanship and addressing them head on — not avoiding them and hoping their client doesn’t notice!
Tidiness: A great GC will clearly spell out the ways in which they intend to protect your home and personal belongings in their estimates & contracts. If your GC doesn’t have a game plan for protecting your beloved possessions, look the other way!

Typical remodeling projects

You’ll probably need to hire a general contractor if you’re planning a project like renovating a kitchen, remodeling a bathroom, finishing a basement or attic, adding a deck or patio, remodeling an entire home, or converting a garage into an accessory dwelling unit. They focus on transformative projects that involve multiple trades, which is why you’ll typically only hire a general contractor for projects that cost $15,000 and up.

Traditional general contractors vs design-build contractors

A traditional general contractor oversees all of the build-related aspects of a given job. They are responsible for procuring materials, hiring subcontractors, and managing the construction process. While general contractors are not responsible for design work, some are happy to offer creative solutions to smaller-scale design challenges, or even produce basic renderings where advanced design services are not necessary. The level of creative input you can expect from a traditional contractor varies greatly from firm to firm.

A design-build company, on the other hand, is a company that takes responsibility for both the design and construction of a project. They typically have in-house architects and designers, as well as construction experts, that work together to create the plans and then carry out the construction. Where architectural design service is required, design-build companies are often the most efficient option, as they can take responsibility for the entire project from start to finish.

At Sweeten, we work with both traditional and design-build contractors, and with so many firms that we cover a broad range of service offerings to meet your needs. Post your project to start connecting with our vetted, trusted contractors today!

Why hire a qualified general contractor for your remodeling project?

Inferior workmanship: A DIYer or unqualified contractor may not have the necessary skills or experience to complete the project to a high standard. This can result in poor quality work that may need to be redone or repaired, which can be costly and time-consuming.
Code violations: Building codes and regulations exist to ensure the safety and stability of structures. A DIYer or unqualified contractor may not be familiar with these codes and could potentially make mistakes that violate them, leading to problems and costly repairs down the line.
Increased liability: If an accident or injury occurs on the job site and the contractor is found to be at fault, the homeowner may be held liable for any damages. This can be particularly risky if the person doing the work does not have the necessary insurance.
Delays and cost overruns: A DIYer or unqualified contractor may not have the knowledge or resources to accurately estimate the time and cost of a project. This can result in delays and unexpected expenses.

What kind of training do contractors have?

General contractors typically have a variety of training experiences, including classes, certifications, and on-the-job experience. Many general contractors have a degree in construction management or a related field, and may also have industry certifications from organizations such as the National Association of Home Builders or the American Institute of Constructors. Additionally, many general contractors gain experience through apprenticeships or hands-on experience working on construction sites. With such a wide range of training, they are able to bring a variety of skills and knowledge to the table, ensuring that any project they undertake is completed professionally and to the highest standards.

What are the license requirements for contractors?

The licensing requirements for general contractors in the United States vary from state to state, and often between local municipalities, so it’s important to look up your local requirements if you want to be sure what is required in your area.

Most states have a state-wide license requirement for general contractors. The exact requirements vary by state, but usually include passing a written exam, providing proof of financial responsibility, and providing proof of experience in the construction field. In most cases, applicants must also provide proof of insurance, as well as a bond to guarantee their work. In some states, general contractors may also have to complete additional training or courses in order to obtain their license.

For example, in California, general contractors must pass a written exam that covers state laws, construction codes, and business practices. They must also provide proof of financial responsibility and experience in the construction field. In addition, they must complete a 16-hour pre-licensing course and a 4-hour exam prep course in order to obtain their license. In contrast, in Texas, there is no statewide license required for general contractors.

Generally, if you’re in a major metro area that metro may issue a license, which may also correspond with a county license. Or, you may live in a town or city that has specific licensing or permitting requirements that general contractors hold for a set amount of time or on a per-job basis.

How much does it cost to remodel with a general contractor?

A combination of service level, experience, and factors like firm size and overhead might all contribute to how competitive a contractor’s pricing is. General contractors make money by charging a fee for their services, which may include a commission or markup on any materials purchased and labor costs. They may also charge additional fees for project management, risk management, or other services. The general contractor’s fee, whether a flat rate or a percentage of the total project cost, is usually negotiated with the client prior to the start of the project.

How do you hire a general contractor?

You’ve come to the right place — helping people hire the right contractor for their remodeling project is exactly what we do at Sweeten! Here’s a breakdown of the process.

1. Source 3-5 contractors who are fit for the job

This is so much easier said than done! You’ll want to research and narrow down a handful of qualified general contractors, with the right experience, who work in your area, who provide the services you need, at your budget level, and who are available and interested in the job. You could start by asking friends or researching online, and making some phone calls — however, if you’re in one of Sweeten’s service areas, we highly recommend that you save yourself the legwork and start meeting trusted contractors on Sweeten!

2. Hold site visits

3. Collect estimates

4. Compare the bids

5. Conduct negotiations

6. Sign a contract and pay your deposit

If you’re ready to hire a contractor, check out Sweeten’s service locations to see if we can get you connected with our trusted contractors today. Our personalized contractor matching service is totally free!

Sample questions to ask at your site visits

How long have you been a general contractor?
How many projects have you managed simultaneously? How many do you plan to manage while working on my project?
Are you familiar with the local building codes and regulations?
Who will be in charge of my project and who will be working on it?
How will you handle any unexpected challenges, delays, or changes during the project?
What is your policy for communication and updates during the project?
What potential challenges could you foresee with my project?
How do you plan to protect my home during the course of my renovation?
How does your payment schedule work?
What is your insurance coverage?
Do you provide a warranty for your work?
Do you have references from previous clients?

How does Sweeten connect me with the best general contractors for my remodeling project?

We only work with thoroughly vetted, trusted general contractors
We carefully select the best contractors for your unique remodeling projects and connect you with them
You’ll get a set of competitive bids to ensure fair, market pricing for your project
You can take advantage of a bid-leveling call with someone from our team to help you through the toughest part of the decision-making process
Our team has extensive knowledge and experience in renovations, and we’re available to you for support from start to finish!

If you’re planning to start your own home renovation within the next 6 months, it’s time to post your project on Sweeten and start making your vision a reality!

Originally published December 16, 2022

Updated on April 4, 2023

The post The Ultimate Guide to Hiring a General Contractor for Your Remodel appeared first on Sweeten.

Do You Need Permits to Remodel a Bathroom?

Steve Hansen — Fri, 16 Jun 2023 13:13:15 +0000

You’ll need a permit for your bathroom remodel based on the work, how you’ll file the permits, and your building codes

When do you need permits to remodel a bathroom?

It’s easy to understand why homeowners choose to remodel their bathrooms making it one of the most popular home renovation projects. We demand a lot from our bathrooms! In turn, upgrading to space-efficient tubs, tub-to-shower conversions, faucets, and toilets make daily life better. Building codes, however, dictate how far you can go with changes before requiring a permit. Here, we answer a common question on homeowners’ minds: Do you need permits to remodel a bathroom?

The short answer is, to start the process of upgrading your bathroom, you usually need permits. When you make changes to plumbing, electrical, or structural components of your home, you need a permit from the Department of Buildings. However, small aesthetic changes, like painting rooms, repairing plaster, or refinishing floors do not require a permit.

Bathroom remodeling permits for: Minor plumbing projects

You can make minor plumbing changes without a permit for a bathroom remodel. However, requirements vary between cities and counties across the country. For example, according to the New York City Department of Buildings:

“Simple repairs or direct replacement of existing faucets or fixtures such as toilets and sinks are considered cosmetic work and do not require a permit. Direct replacement involves work that does not alter or change the fixture’s hot and cold water shutoff valves or fixture trap.”

So for plumbing, leave the valves and trap alone when you replace a faucet and you don’t need a permit.

Bathroom remodeling permits for: Minor electrical projects

In contrast, minor electrical work in a bathroom remodel usually requires a permit. According to the DOB again:

“An electrical permit is required for most electrical work, including handling of electrical wires that is performed in a residential home or business.”

So, you can do simple repairs and fixture replacement without a permit for plumbing, but not for electrical work. Beyond that, it’s considered remodeling; so you’ll be dealing with permits, professionals, and more complexity. Don’t worry, though, as it’s a clear—if slow—process. The secret is to work with professionals who know what they’re doing. We can connect you with vetted and licensed Sweeten contractors who are up-to-date with local code and regulations.

Building codes by county

In other places in the U.S., you’ll have to research your local requirements for bathroom remodeling permits. You’ll find counties that have not adopted a specific building code but do require a permit and inspection for some types of work, like septic systems, plumbing, and electrical.

This scenario can be somewhat opaque, so do preliminary research on local building websites before talking with your contractor.

Unfortunately, updates to these regulations don’t happen regularly on their websites, and that holds true for official websites, too. Therefore, you’ll get the latest information from the people who deal with these issues regularly—general contractors.

(Above) A Sweeten general contractor helped Ashleigh and Jonathan navigate their bathroom permits on a tight timeline.

Navigating bathroom remodel permits

Filing permits for a bathroom remodel

For our purposes here, bathroom remodeling involves a new bathtub and/or shower, new toilet, and new sink, which may be freestanding or in cabinetry. It is common for many partial to full renovations to start with simple changes, like a new faucet or new flooring. The scope then grows when people realize they really dislike that bathroom and they don’t need to live with it any longer. As a result, the budget for the project and permit fees need to be adjusted. In Sweeten homeowners, Amanda and Bob’s bathroom remodel, their plumbing stayed in the same places but they did add a second sink.

With any remodeling project, you should create a plan. This is where you decide who to hire for your renovation team. For a project with any layout changes, whether they’re plumbing or electrical changes or not, you’ll need to work with a registered architect or a professional engineer. Those pros are referred to as the Registered Design Professional. They will file the permit application as the Applicant of Record with the Department of Buildings and ensure that the project meets requirements. You’ll need patience for this, as it’s common for your permit application to take 2-6 months for approval. It could take longer, depending on the extent of work and the building. Historic buildings add another layer of complexity.

Working with home associations & condos

Homeowners/condo/building associations may have a policy that requires an alteration agreement for work on your home. Moving forward will require paperwork to be submitted and approved.

Those associations usually have extensive oversight of the building and will review and approve or deny your plans. They may have their own architect or other experts review your plan. They’ll also want to confirm your insurance coverage and make sure you have a licensed contractor.

In addition, you may not be allowed to make major layout changes. Most building designs have “wet” spaces with plumbing “stacked” from floor to floor. For instance, a toilet drain will not be located above your downstairs neighbor’s bedroom. The plumbing system is also vented, and is typically constructed as a system within the entire building. Subsequently, any modifications must work within that system. Again, your architect or contractor should advise on what’s possible. Work with a vetted, licensed general contractor to avoid headaches (and a lot of back-and-forth.)

Behind-the-scenes in a bathroom remodel

A licensed contractor should handle the remodeling work in your bathroom. They will have the professional contacts for subcontractors in the plumbing and electrical field. These professionals handle tasks like wiring, laying and grouting tile, and more.

The extent of work involved varies dramatically depending on the condition and layout of your home compared to what you want to achieve. The easiest changes involve the sink and faucet. Even with some plumbing changes, you’re not looking at tearing up a lot of the room and rebuilding.

Changing the location of the toilet, bathtub, or shower becomes much more complicated. Supply lines for water run through the walls or the floor/ceiling, but drains have to fit into the floor space and then join the plumbing “stack” in the wall. This is the combination drain and vent system. Changes to these parts can involve a lot of destruction before anything new can be installed. Bidets—an increasingly popular addition in recent years—will need a drain and supply lines. This type of work is routine for a seasoned plumber but definitely must be done with care.

After the toilet, replacing an existing bathtub can be hard work, but is typically straightforward if you’re able to reuse the existing drain and supply lines. Changing from a bathtub to a tub/shower or to a walk-in shower becomes slightly more complex, but not substantially.

Where to start a bathroom remodel

If you want to renovate your bathroom, be sure to find the right general contractor who understands your vision—and can build the type of bathroom you want. During a site visit, they’ll help you discover ideal design features for your space, and will be invaluable in assisting with the permit process. When you’re ready to get started on your kitchen or home remodel, work with Sweeten to renovate with the best contractors.

Originally published on May 29, 2022

Updated on June 16, 2023

What to Know Before a Layout Change in Your NYC Co-op or Condo

Anne Zhou — Fri, 16 Jun 2023 13:00:31 +0000

Consider board approvals, permits, and costs involved during layout changes

Preparing for a smooth renovation

Whether you’re a first-time homeowner or you’ve been through the process a few times, it’s exciting to purchase a condo or co-op in New York City. You might expect to have some control over how the interior layout flows and functions. And you do… sort of. If you are considering a layout change, here’s how to prepare for the real cost implications. The outline below will help you decide if a layout change in NYC is a feasible starting point for your project.

What constitutes a layout change?

New York City groups layout changes into two categories of work permits.

Alteration Type-I involves major structural modifications to the building
Alteration Type-II projects won’t change the building’s use or occupancy terms. However, there will be work done on the vital systems hidden behind the walls. This includes re-routing plumbing lines, gas lines, electrical wiring, vertical piping, or ventilation ducts.

As a co-op or condo owner in NYC, there are few instances where you’ll make structural modifications to the building. But, if you are planning to do the following, your permit will be an alteration Type-II:

Relocate or expand a kitchen or bathroom
Add a new bathroom
Take down a load-bearing wall
Move fixtures in the bathroom or kitchen

These updates all require opening walls and may affect existing plumbing, gas, and electrical lines. They are the bread-and-butter of Type-II alterations. The bottom line: if your renovation goes beyond directly swapping out the surface components of a room, then you are probably dealing with a layout change. Sweeten contractors have experience with the remodeling process and approvals in buildings throughout NYC. They will be able to guide you through each step.

Wet-over-dry

So, why is a layout change such a big deal? And, why might your plans get denied? With people living in such close proximity to one another, the City has to be exceedingly careful about water and gas line safety. Similarly, many co-op and condo boards want to minimize situations where residents might be exposed to loss or damage from renovations in adjacent units. This often means that building boards do not permit residents to move “wet” spaces like kitchens and baths over “dry” spaces like a downstairs neighbor’s living room or bedroom. A building’s pipe stacks run vertically up and down the height of the structure. So, moving kitchen and bath lines can increase the danger of flooding and expand areas that are vulnerable to leaks and flooding.

Get co-op and condo board approval

You do have to play by house rules if you’re in a co-op or condo, and the building board is legally authorized to make rules and regulations for many aspects, including renovation plans. So, the first step is to check if a layout change is an option with your building management. Your building probably has a document called an “alteration agreement.” It details the steps and paperwork required to make any changes to your unit. The document will probably require you to submit an alteration application for approval. These vary by building but typically detail:

Scope of work permitted
How work is performed
Legal ramifications and indemnification
Insurance coverage requirements for the proposed plan

The board may also require you to submit architectural plans, drawings, and specifications. They will be prepared by a licensed architect or engineer that you hire. They may also engage their own architect or engineer to review the submission and mandate any revisions required to minimize disruption. Sweeten homeowner, Jan Eliasberg, worked with her co-op board to include central air in her renovation scope—a first-time feature in the building.

Get department of building approvals and permits

The City requires you to file your plans with the Department of Buildings (and possibly the Landmarks Preservation Commission depending on where your apartment is located) before any work begins. For most layout changes, you will need to hire a registered architect or professional engineer to file a permit application. This certifies that the plan complies with applicable codes and laws. Once the plan is approved, your contractor also applies for a work permit to authorize the specific alterations detailed in your plan.

Plan for costs and timing

Getting approvals from building boards and the NYC Department of Buildings takes patience and perseverance. You can expect the process to take anywhere from two to six months (longer depending on a number of variables for a board review).

The documentation and services needed to get City approval come at a cost, as does the physical (and more specialized) labor you may need for layout reconfiguration. Rather than thinking about cost per room, you may find it more realistic to think about cost per square foot. Major renovations involving layout changes typically start in the range of $150 – $250 per square foot. An additional approximately 20 – 35% is required for design fees, permit filing services, and permit and inspection fees that an architect, engineer, and expediter will charge. You need to be prepared for these design and administrative fees on top of your budget for construction materials and labor.

Needing licensed plumbers and electricians

You may need to hire licensed experts for more specialized mechanical, electrical, and plumbing work. Their hourly rate is higher than a typical handyman’s. For example:

Most electrical work needs to be performed by a licensed electrician
Any work on gas lines must be performed by an NYC Licensed Master Plumber
Any plumbing work beyond the direct replacement of a fixture or a simple repair requires a licensed plumber

These skilled trades all require training and licensing where layout changes are concerned. As a result, higher labor costs must be factored in. You’ll want to hire an experienced general contractor who has working relationships with these professionals to call on.

To get a handle on how much a renovation will be, our NYC cost guides are a good place to begin. A kitchen budget increases, for example, if a wall comes down or plumbing fixtures move. The finish level (budget or high-end?) you choose will also influence the cost. When you’re ready to get started on your kitchen or home remodel, discuss with a Sweeten contractor how your vision can be created in your particular space.

Updated on June 16, 2023

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Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post What to Know Before a Layout Change in Your NYC Co-op or Condo appeared first on Sweeten.

How To Finance Home Renovations

Carol Wang — Thu, 09 Mar 2023 14:53:20 +0000

Wondering how to finance your home renovation? There are options for every home and every economic cycle.

How can I finance my home renovation? This is a popular question for us at Sweeten! We’ve been gathering insights from homeowners, contractors, and financing experts over many years, and have distilled them into the following guidelines. We hope they’ll simplify your planning, and maybe even open up new possibilities for your renovation.

Five financing options

1. Pay in cash

Even if interest rates are low, paying in cash is the most straightforward option. Just as with other payment methods, you’ll want to agree on a clear payment plan with your contractor to avoid surprises.

Most projects require a deposit upfront with installments made at specific points. On a smaller project, terms might be for two payments, with 50% due upfront and 50% due at completion. For a mid-sized project like a kitchen renovation, you might agree to pay 15% to 30% upfront, 40% to 50% at the midway point, and the final 15% to 30% upon completion.

Payment plans for large projects

Larger projects tend to require a smaller deposit upfront but more payments along the way. You can expect payments attached to milestones like demolition, midpoint, and punch-list completion. Negotiate with your general contractor to establish these terms and get them all in writing!

If you renovate with Sweeten, you’ll be able to pay electronically through Sweeten Payments—a simple way to automate the payment process without the hassle paper checks.

2. Take out a personal or unsecured loan

If your renovation will cost under $50,000, you might consider a personal (or “unsecured”) loan from a credit union, bank, or another lender. These loans don’t require collateral; meaning, the loan isn’t tied to your home and won’t jeopardize it if you default. They’re also usually fairly easy to acquire.

You’ll get a higher funding limit than you would from most credit cards, but not high as you can get from a secured loan. These loans tend to be offered for a fixed term at a fixed interest rate and are repaid in monthly installments. The downside is that the interest rates on personal loans tend to be much higher than on loans associated with your home (like mortgages with built-in renovation financing, home equity loans, or home equity lines of credit).

Expect to pay interest in the range of 5-6% on a $50,000 loan over 24 months for personal unsecured loans. Rates tend to vary quite a bit for personal loans, so do your research to see what makes the most sense for your renovation.

3. Build financing into your mortgage

If you are currently in the process of purchasing a home, this may be the best option. Alternately, if you already own but are considering refinancing, this option can help you adjust your mortgage rate while rolling new financing into it. (This process is known as “cash-out refinancing”). Either way, you go through both the mortgage and renovation financing application process just once and you’ll end up with one monthly payment for both.

Home’s future value

Your lender will likely calculate the amount of the loan based on the future value of the renovated property. This lets you borrow more, because you may qualify for a larger loan than you would if the calculation were based on the home’s pre-renovation value. This also tends to mean that you don’t have to worry as much about the current condition of the home; with some other types of financing, the lender may balk if the property is in bad shape.

Types of mortgages

As with regular mortgages, you can choose between a conventional loan and one backed by the Federal Housing Administration (FHA), known as an FHA 203(k) loan. 203(k) loans have more lenient guidelines and allow the homeowner to borrow a higher percentage of the home’s current value. With either a conventional or FHA mortgage, your monthly payments may be lower than they would be with a home equity loan or line of credit (both detailed below), but slightly higher than with a regular mortgage. These loans are also attractive because they lock in your interest rate.

Mortgages with built-in renovation loans may have requirements regarding the timing of your renovation. You may have to begin and complete your renovation within a set window after closing. The rules may also stipulate that renovation work cannot stop for more than a set time. These loans may not work if you need an open timeline or if you want to carry out your renovation in stages.

Lastly, note that these loans can take 60-90 days from application to completion—because your construction plans need to be in place, and the appraiser needs to review them to assess the post-renovation value of your home.

4. Take out a home equity loan (HEL)

A home equity loan, often referred to as a “second mortgage,” is an option if your home is worth more than what you now owe on your mortgage. This type of loan is similar to a conventional mortgage in two ways. It offers tax deductions on interest payments. And you make payments over a similarly long timeframe. Take note: there may be closing costs. And some lenders charge a penalty for paying off the loan early.

Interest rates are usually fixed on home equity loans, but the rate is somewhat higher than with conventional mortgages. Still, thanks to the current low prime rate, you’ll get a better rate than you would have in years past.

5. Establish a home equity line of credit (HELOC)

A home equity line of credit is similar to a credit card. The lender gives you a credit limit and charges you interest on the amount you use. Instead of receiving a lump sum upfront, you borrow what you want, when you want. This makes it a good option for a series of projects, or if you anticipate having a long renovation. You can obtain these types of loans from all the usual sources—banks, finance companies, brokerages, and credit unions.

Interest rates are adjustable, so beware of loans with low initial rates. Some may also have a minimum withdraw, and many offer 5-10 year limits on access to the credit line. While the credit line is open, you pay interest on what you owe, and then you typically have 10-15 years after it closes to pay it back in full. Compared with home equity loans, a home equity line of credit offers more flexibility. However, since the rate fluctuates, it is also riskier. Terms and conditions vary widely on credit lines, interest rates, and fees, so it’s important to read the fine print.

How did you finance your home renovations?

Now that you know how to finance home renovations, we want to hear from you! Have you paid for a renovation project with one of these options (or in an unconventional or particularly resourceful fashion?) Let us know in the comments!

If you’re deciding on your scope, here’s where you might splurge and save from kitchens and bathrooms to basements.

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Updated March 9, 2023

Frequently asked questions

What is an unsecured loan?

A personal (or “unsecured”) loan is from a credit union, bank, or another lender. These loans can be used for many purposes and do not require collateral. This means the loan isn’t tied to your home and won’t jeopardize it if you default. Unsecured loans are based on the overall creditworthiness of the loan applicant.

What is an FHA 203k loan?

An FHA 203k loan is backed by the Federal Housing Administration, where it gets its name. 203(k) loans generally have more lenient guidelines and enable the homeowner to borrow a higher percentage of their home’s current value. These loans also tend to have a locked-in interest rate.

What is a home equity loan?

Commonly referred to as a “second mortgage,” this type of loan works for homeowners whose homes are worth more than what they owe on their mortgage. This loan offers tax deductions on interest payments, and the homeowner will make payments over a similarly long period of time.

What is a home equity line of credit?

A home equity line of credit is similar to a credit card. The lender gives you a credit limit and charges you interest on the amount you use. Instead of receiving a lump sum upfront, you borrow what you want, when you want. These loans can be obtained from all the usual sources—banks, finance companies, brokerages, and credit unions.

The post How To Finance Home Renovations appeared first on Sweeten.

A Guide to Home Remodeling Contractors & Professionals

Sweeten — Fri, 10 Feb 2023 07:25:35 +0000

How to chose the right team of remodeling contractors and professionals for any home renovation

Who should I hire for my renovation?

You’ve decided to renovate your home — step one complete! But, what type of remodeling companies will you need to hire for your project? Do you only need to hire a general contractor, or would you benefit from reaching out to an architect, interior designer, or even a design-build contractor? The answer will vary depending on your project scope, your preferences, and your budget.

Knowing exactly who to reach out to, and when, will save you time in the hiring process — that means you can start enjoying your remodeled home sooner.

Every major renovation project requires a general contractor to oversee the daily construction work. Some renovations, however, also require a licensed architect for technical and design services. This can include creating the necessary drawings for your building board or Department of Buildings (or local equivalent) permits and approvals. Even when not required, some homeowners also opt to hire architects to provide a level of style, detail, and management. The added expense is sometimes estimated at 20% of the total project budget.

It’s important to note that there can be overlap among design services. For example, most home remodeling architects and interior designers can provide expertise for layout and finish materials, though these specifics can vary a lot from firm to firm. If you hire an interior designer who creates updated floor plans, they may secure the services of an architect to have them professionally “stamped” when required.

Here, Sweeten outlines what each renovation professional brings to the project.

Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

When you should hire an architect

You’ll need an architect if any of the following apply to your renovation:

Changing the layout, making additions, or tearing down walls
Moving plumbing lines such as bathtub or dishwasher
Moving gas lines
Doing work on a landmark property
Any changes that require approval from the Department of Buildings

When you should hire a general contractor

Hiring a general contractor may best suit your job if none of the above apply to your renovation. You would also have a general idea of what you’d like to do with the space. Post your project at Sweeten where most contractors can give some guidance on design, materials, and creative solutions for tackling challenges. Alternatively, you can also request a design-build firm.

NOTE: A remodeling contractor who is licensed ensures that the necessary level of checkpoints and screening processes have been met. More on this below.

Benefits of hiring a design-build firm

Design-build contractors can be a cost-effective option for medium to large-scale renovations. They also work well on any project that requires high attention to detail. Design-build contractor teams offer:

A full package of design, construction, and project management services
A single point of contact from start to finish
A fluid process with more predictable timelines between design and construction phases

When you should hire an interior designer

If walls and room functions are not being altered dramatically, an interior designer can help with things like:

Considering overall traffic flow, lighting, and space planning
Designing custom built-ins and cabinetry
Project management and purchasing of materials, fixtures, and appliances
Choosing furniture styles, color palette, and finishes

Why you should always hire a licensed general contractor

A locally valid license and proper insurance are a must-have for any reliable general contractor. Your county or state website will list all licensed contractors in the licensing or consumer affairs sections. With Sweeten’s contractor vetting, for example, a New York City-based contractor must have a valid Home Improvement Contractor (HIC) license.

Getting cheaper bids from unlicensed remodeling contractors

A note of warning to those tempted by the lower estimates of an unlicensed contractor: remodeling contractors without bonafide credentials may not be able to obtain the required permits for your job. Permits do cost money and take time to procure for any home renovation. However, if the contractor’s work fails to meet building codes, you will be responsible for the reconstruction. This can turn into an unpleasant surprise when homeowners who want to sell their home find out they must fix work that doesn’t meet permitting standards.

Am I liable if I hire an unlicensed contractor?

Allowing work on your property by an unlicensed remodeling contractor could also nullify your homeowner’s insurance policy. If the contractor doesn’t have workers’ compensation insurance, you become the de facto employer. You’ll be responsible for any accidents on the property (or anyone else’s property) if the contractor is negligent.

Hire the best contractor for a home renovation

Homeowners are rightfully concerned about how to tackle a renovation in an organized fashion. It’s best to build your team of renovation professionals based on the needs of your home renovation project, whether that involves architectural plans and permits, deciding the aesthetic or finishes, or all—or none—of the above. Named “Best Contractor Locator” by New York Magazine, Sweeten is a free service that matches homeowners with the best general contractors for their renovation.

Frequently asked questions

What does a general contractor do?

A general contractor organizes and oversees the construction for homes and businesses. They can complete construction work themselves or hire a team of subcontractors. General contractors obtain construction permits, recommend finishes and materials, and propose solutions for renovation challenges.

What is interior design?

Interior design is the practice of analyzing and interpreting human behavior to create a functioning interior or exterior space. Homeowners or business owners work with interior designers to help determine the best way to lay out a room or area to maximize its space, storage, flow, or visual appeal.

What do interior designers do?

Interior designers provide professional guidance for the interior or exterior design of a building. They can analyze traffic flow, lighting, and space planning; help design built-ins and cabinetry; choose furniture styles, colors, and finishes; or provide project management services or lead the purchasing of materials, fixtures, and appliances.

What is the difference between a builder vs contractor?

Contractors (aka subcontractors) perform a specific task like framing, roofing, or other skilled work and are hired by the general contractor for that purpose. On a job site, the general contractor (builder) will direct the activities of any contractors (subcontractors) they have hired and accept responsibility for their work.

Updated February 10, 2023

The post A Guide to Home Remodeling Contractors & Professionals appeared first on Sweeten.

How to Deconvert 2-Flats and 3-Flats in Chicago

Elaine Markoutsas — Mon, 08 May 2023 14:25:54 +0000

A guide for converting these classic Chicago multi-family homes into single-family dwellings

If you’re searching for a single-family home in Chicago, availability and price may be a stumbling block, especially in some parts of the city. But there is another option. Take a look at two or three-flats. Consider a deconversion, where a multi-family building is converted into a multistory, single-family home. We outline what you should know about making a multi-family your very own. Sweeten contractors share their insights on what they’re seeing on the remodeling front.

In Avondale, Lincoln Park, Logan Square, Lakeview, and Andersonville there is an abundance of multi-family housing stock, with a price range of just under $500,000 to just under $900,000. Many multi-family homes, typically built between 1900 and 1920, are brick or Greystone, and have two or three stories, with an apartment on each floor. There’s often a bay in the front and rear porch with exterior stairs on the back and an unfinished basement or garden apartment.

What’s the advantage of deconverting a multi-family home?

The neighborhood is the main attraction. Potential homeowners may already rent there and like it or are attracted to schools, shopping, and the overall architectural “feel” and mix of a streetscape or area.

What makes a good candidate for deconversion?

Generally speaking, says Sweeten general contractor Ryan, the bones of a two- or three-flat will be good for deconversion, especially in brick construction. Another advantage is that older buildings often have original woodwork, crown moldings, hardwood flooring, and features like fireplaces, in addition to plaster walls.

How long does it take?

Six months is an average time frame for deconverting a multi-family home. If there’s a garden apartment, some homeowners opt to live in it during the construction.

What’s involved and what’s an average cost?

That depends on the condition of the building. If you’re lucky, there’s little to do on the exterior—unless windows or skylights are being added, roof repaired or replaced. In the simplest deconversion, it’s a matter of reconfiguring space, some gutting, rerouting, or adding in new plumbing and electrical. Be sure to work with the right general contractor who is licensed, insured, and up-to-date with local codes and regulations. You’ll want to meet and compare estimates from at least three contractors in your area.

“A typical multi-family deconversion project will include opening the first floor, building out a new kitchen along with its costs, replacing the second-floor kitchen with a master suite,” says Ryan. The cost is similar to a whole-house remodel, so a mid-range two-flat deconversion is around $250,000. But for smaller buildings, say around 2,500 square feet, the work can be done for under $100,000.

(Above) Wicker Park deconversion by Sweeten general contractor Ridas

Opening up the first floor

Standard Chicago city lots are 25 by 125 feet. Most two- and three-flats have a load-bearing wall that runs the length of the building, which chops up the layout and minimizes the size of rooms. Removing that wall to maximize space requires shoring up, which can be accomplished by several means, such as sistering floor joists.

“That’s not a disadvantage to scare you off of designing a home,” says Sweeten contractor Ryan. “And it’s not a significant cost when you’re talking about gaining more living space.”

Expanding the kitchen

When you begin the planning for an upgraded kitchen, these rooms are in the back in most buildings; so borrowing space from smaller rooms allows for expansion of the kitchen’s footprint. For example, some old buildings have enclosed back porches that can be opened up. Reorienting and combining spaces usually requires taking walls down to the studs and planning for updated appliances.

Reconfiguring the second floor

Having a master bedroom suite, which includes a new or existing bathroom and a walk-in closet, is a top priority. There may also be an existing sitting room, which doubles as a family room. One large or two small bedrooms with a bath also suit the plan.

Moving stairs

If there are two separate entries, with two sets of stairs, one obviously needs to go. The other set might be retained—or rebuilt in a new location. Porch or fire stairs on the backside of the structure are often removed. If the foundation is good, that space might be incorporated into the first and second-floor plans. On the first floor, that could mean extra room for the kitchen, or perhaps a breakfast room. On the second level, extra square footage might translate into a master sitting room.

Finishing a basement

If the plan is to make your basement a living space, older buildings typically have a ceiling height under eight feet. However, the ceiling can be raised eight to 10 inches without underpinning; that is, excavating beneath the existing foundation and pouring new footings, which is a necessity when raising a foot or more. This usually is done by lowering the floor down to the footings—which can be as much as 12 inches—then pouring a new concrete floor. Buffing, staining, and polishing that concrete may be a more cost-effective solution than installing high-quality vinyl tile, carpeting, or engineered hardwood.

Toxic materials

With older buildings, launching into any major alteration can result in unanticipated costs. Sometimes there are happy surprises—like finding beautiful pocket doors that have been buried in walls. But with any structure more than 50 years old, there may be toxic or health-threatening materials that are dangerous when not properly removed. Paint containing lead, for example, needs to be stripped carefully. Asbestos is another material that may be present in pre-1980 insulation and ceiling tiles as well as older linoleum flooring and vinyl tile backings. To remove it requires encapsulation (sealing the surface to prevent fibers from becoming airborne) according to EPA standards.

HVAC systems

With two or more apartments designed for multiple families, infrastructure is in place. There will be as many heating and/or cooling systems. Depending on age, they may need to be replaced to improve efficiency. Here are the average lifespans:

Furnaces: 15 – 20 years. Consider two furnaces that are zoned for efficiency and energy savings.
Central air conditioning units: 10 – 15 years
Hot water heaters: 7 – 10 years
Tankless water heaters: 20 years

Upgrading electrical and plumbing

Buildings more than 50 years old probably are candidates for upgrading mechanicals. If there’s not already a 200 amp service in place, this is an obvious upgrade. Depending on how high end the project is, and how many electrical systems, devices, smart lighting, and dimmers there are, you might consider a 400 amp service. Even if you didn’t need this much power, planning for the future—with a $3,000-$4,000 additional cost—may be more cost-effective.

Plumbing may need to be upgraded with the addition of fixtures and new plumbing lines for a second sink or a second-floor tub or shower. New sewer and water systems can range between $15,000 and $25,000 but are necessary when adding fixtures and will also boost pressure.

Adding insulation

“We try not to touch plaster walls,” says Ryan. “It’s a big expense. But plaster also is well-insulating in temperature and sound. Spray foam is used in areas where it’s undesirable to remove walls.”

Flooring

Original hardwood flooring can be sanded and re-stained, or damaged boards may be replaced; which is necessary to transition between rooms that have been eliminated. With standard 2 ½ inch-wide oak flooring, it’s pretty easy to match. Even maple, sometimes found in older properties, can be matched.

Deconverting a multi-family home into a single home is an undertaking that leads you to even more square footage of living. Understand and plan for all of the elements and be sure to have the right renovation team supporting your vision.

When you are ready to convert a multi-family building into your own single-family home, the first step is to connect with the right general contractor. We can match you with our top Sweeten contractors who can bid on your project based on your scope and budget. They will also have experience working in your neighborhood. Post your project to get started.

Originally published on February 26, 2020

Updated on May 8, 2023

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Purchasing a condo in Chicago means working with the Homeowners Association. Here’s a guide to walk you through it.

The post How to Deconvert 2-Flats and 3-Flats in Chicago appeared first on Sweeten.

How to Read an Alteration Agreement in NYC

Carol Wang — Tue, 13 Jun 2023 14:51:34 +0000

For co-op and condo living, a close look at the contract—including why it exists

Chances are, if you’re renovating in an apartment building—whether it’s a co-op or a condo—you’ll know what an NYC alteration agreement is. And if you don’t, read on! It’s one of the many factors that will determine whether your renovation vision can come to life.

Alteration agreements recognize the reality of urban living: your neighbors are just a wall, ceiling, or floor away. What you choose to do in your renovation will affect their apartments and their lives over the duration of your project. This document prioritizes the greater good of the building over your desire for a new kitchen configuration. However, it doesn’t mean that you can’t get that new layout. The document is there to give consideration to your fellow residents. We offer this outline as the jumping-off point for your renovation’s building approval process.

What is usually included in an alteration agreement?

Scope of work

The document will request a scope of work from your architect or general contractor. This, along with submitted plans, will be reviewed by the board and its architect. They may have questions for you. Our Sweeten contractors in NYC are experts in managing this board approval process.

Insurance

The agreement will ask you to provide the proper paperwork from your contractor and any subcontractors working on the project. Pay attention to the level of insurance required. In New York City, buildings typically require $1 to $2 million of coverage. Some buildings, however, require upwards of $5 million. Sweeten architect Jiwoo points out, “If your building requires this level of insurance, the pool of general contractors available to you automatically shrinks. Most contractors do not carry this level of insurance, so you’re really looking for experts who specialize in luxury buildings.”

Timeline

Boards like to maintain the quality of life for other building residents over the course of your remodel. One way is by restricting the hours of the day that a renovation is permitted. Usually, there cannot be loud noises prior to 10 a.m. or after 4 p.m. Sometimes the work is reserved for only certain months of the year. For example, Jiwoo tells us that in some apartments on Central Park West, homeowners are only permitted to do renovation work in the summers.

Alteration agreements may include information on how long your project can take. If the deadline is exceeded, sometimes a penalty fee is imposed. Sweeten general contractor Santiago shares that while many alteration agreements include this penalty, boards are often willing to extend the date or to provide a grace period.

Other agreements may dictate that only a certain number of renovations can be ongoing at any given time. As a result, you may have to plan your date and wait for your neighbors to complete their projects before you can begin yours.

Wet-over-dry rule

This is another key element to look for in an alteration agreement. If you’re planning to move your bathroom or expand your kitchen into spaces previously designated as bedrooms or living rooms, you may run into challenges. Buildings often want to keep all the “wet” rooms in a vertical stack due to the possibility of leaks. However, your architect can work with the board to explain how precautions will be taken to limit the possibility of leaks or noise from these rooms that might be disruptive to neighbors.

Is it worth submitting plans that request something that is expressly prohibited in the alteration agreement?

The document provides the ground rules for your renovation. That said, it depends on the character of your board and the management company. Open a discussion on a reasonable point if you think that the agreement is outdated or does not reflect current practice. Examples could be the enforcement of the wet-over-dry rule or the prohibiting of a new HVAC system. The first person to ask is the property manager—if that person says no, it’s not worth wasting your time.

The building board of one Sweeten homeowner on the Upper West Side prohibited central air from being installed. With tenacity and support from her renovation team, she was the first homeowner to have the HVAC system in her home.

What if there is no alteration agreement?

If your building does not have an alteration agreement, it does not mean that you are free to take a no-holds-barred approach to your renovation. This means that the approvals process will be dictated entirely by the composition of the board and its preferences. Smaller buildings might not have this document and these approvals processes tend to be very hands-on. This scenario may play out in the renovator’s favor, however, given that these small buildings can also be more open to your vision.

Important things to remember

Sweeten contractor Santiago reminds us of the purpose of alteration agreements: “The main thing is that the board wants to protect itself. Second, it wants to protect the other shareholders.”

But you should take the document with a grain of salt. “It only gives you so much insight. It’s a formal document, but the truth of the matter is only revealed when you jump into the process,” explains Sweeten architect Jiwoo. “Ultimately, the alteration agreement tells you very little about what the review process is like. It’s not until you get comments back from your board’s engineer or architect that you will really discover what is off-limits and what is permitted.”

Use your alteration agreement as a guide, but work with an experienced NYC general contractor and architect to help you navigate both the agreement and the co-op board. Find the remodeling experts with the right experience and you’ll be on your way to demolition and a reimagined space.

Originally published on November 27, 2018

Updated on June 13, 2023

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Here’s how to find a general contractor—and what to look for.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post How to Read an Alteration Agreement in NYC appeared first on Sweeten.

How to Plan Your Renovation and Find the Best General Contractor

Carol Wang — Thu, 13 Apr 2023 14:36:30 +0000

Don’t know how to plan your home renovation? Sweeten lays out the essentials, in six steps.

The renovation process has many layers, but understanding your goals and how to prepare for them is the first step. Having a clear scope and budget when you’re ready to find the right contractor is a good position to be in. Here, we offer a guide on how to plan a home renovation and set yourself up for success from start to finish.

1. Choose your renovation “must-haves” and “nice-to-haves”

Homeowners renovate for many reasons—you just bought a new space that needs a refresh (or a gut!), your family is growing or you’d like to downsize, a repair is needed and a long-awaited renovation makes sense now, or maybe what you have just isn’t working for you. Whatever the reason driving the decision, the first step for any major renovation is crucial: identify the “must-have” elements for your home. Have an idea of what’s definitively required and you will be better equipped to have an informed conversation when the time comes to meet with general contractors and architects.

Equally important is making a wishlist of “nice-to-haves.” This includes all of the changes you’d like to see, but would be willing to forgo due to budget limitations. In tandem with determining the “must-haves” and the “nice-to-haves,” decide the exact space(s) you are renovating, and what kind of updates (cosmetic, gut, layout changes, etc.), you plan to make. While a cosmetic update would not involve any layout changes or moving of plumbing and/or electrical, a gut renovation means demolishing the existing space down to the studs, and rebuilding the entire interior floor-to-ceiling.

2. Determine who to hire for your renovation

Once you have your list of “must-haves,” you’ll have a better sense of what type of expert you’ll need for your renovation. Depending on what you’re planning to do, you’ll want to meet with different types of experts.

When to work with general contractors:

removing or replacing finishes but generally keeping things in the same place
comfortable selecting fixtures and finishes yourself
ready to start construction

When to work with an architect and a general contractor, or a design-build firm:

making major layout or structural changes
moving plumbing or gas lines
renovating a landmark property
looking for professional design help

While many general contractors can provide general guidance when it comes to selecting fixtures and finishes, you may also want to hire an interior designer if you want more extensive help creating your ideal space. Most Sweeten contractors can refer you to an architect they’ve done work with if their services are required. If it looks like you’ll need an architect for your renovation, you may be able to hire a design-build firm to help as a one-stop shop. As the name suggests, this type of firm takes care of the design as well as the construction phase of a project. Some lean more design-forward while others are construction-forward. Interview a few to see what you feel comfortable with.

Tip: When you post your renovation to find a general contractor, we’ll match you with GCs and design-build firms best suited to your project.

3. Research the cost of your renovation

This is always the tough part—figuring out how much money you’ll need for the renovation. How much should you spend? How much do you have to spend? As a starting point, we have seen the average cost to renovate an entire home typically between $80 to $200 per square foot. The price can vary from room to room, as kitchen upgrades and bathrooms tend to be more expensive and bedrooms and living rooms cost less. Costs also vary based on geographical location.

Click here to read how long it takes to remodel a kitchen

Let’s break it down: you’ll need to consider the cost of labor, materials, and finishes, plus associated fees like city permits, board approvals, and/or design fees. If you plan to hire a designer and/or an architect, account for the fact that both charge a percentage (ranging from 5 to 20 percent of project costs) for their fee.

Costs for remodeling materials and finishes

Understandably, many people focus on the visible aspects of the renovation—the materials and finishes—which, depending on whether you choose budget, mid-, or high-end products, will account typically for 50 percent or less of the full cost of the renovation. The good news is that this is the first step to understanding what kind of renovation you’ll be able to afford; take a look at various retailers and websites to see how much that Moroccan tile costs per square foot. An efficient way to do this is to list the materials you’d like to include, and price out all the materials in a spreadsheet.

Tip: See our renovation cost guides for city-level cost estimates.

Costs for remodeling labor

Next, you’ll want to account for the cost of labor. As each firm is different, the best way to do this is to meet with general contractors to get a sense of how much their labor costs will run. There are many variables; in the busy summer season, for example, labor tends to be more expensive than during the winter months. They will also assess your specific job site. If you live in a co-op building with difficult street parking, plus strict rules governing the renovation itself in terms of allowable work hours and protection of the common areas, labor will be costlier than in a standalone house where the contractor has more freedom to park in the driveway and work around the clock.

Take into consideration wet areas like bathroom redesigns or kitchens cost more to renovate than dry spaces (for example, dining rooms and bedrooms) due to materials and labor that may be more complex. The type of finishes you choose will also affect costs. Mosaic tilework and woodworking will require labor with specialized skills compared to basic installations such as subway tile.

If you live in a condo or co-op, knowing the specific rules governing your building before setting up for a site visit allows your contractor to provide a more accurate bid.

(Above) A whole-home renovation with an open kitchen, skim-coated walls, and new closets

Extra fees for remodeling

The associated fees that come with renovating are often overlooked. Most city or town permits come with a price tag, and if you live in a co-op or condo, review your building’s alteration agreement/documentation to determine if there are extra costs, such as an engineer mandated by the building to approve your plans.

Budget for contingencies

Lastly, leave a 10% cushion for unexpected costs. Even the best-laid plans sometimes go awry or need tweaking, and that safety net will ensure that you’re not venturing into uncomfortable territory if your renovation costs exceed your budget.

4. Find the best general contractor or architect for your renovation

Experts are not necessarily hard to find; the tricky part is finding the right one for your renovation and communication style. Asking friends or searching through directories can yield many suggestions, but those general contractors may not be the right fit for your specific budget, your location, or your type of project.

That’s where our free service comes in. We help you find the best general contractor for your project, then monitor the project until completion. By posting your project, you’ll be matched with general contractors who are:

licensed, insured, and vetted
have experience with renovations like yours
do work in your city, town, or neighborhood
are already interested in your project based on its budget and scope
guarantee their work

Tip: Read about how our free service works.

5. Get at least 3 estimates to compare

As with most things in life, you should shop around a little. As a general rule, it’s smart to have at least three bids, (also known as estimates) from different general contractors for your renovation. Not only will this allow you to find the best contractor for your budget, but you’ll be able to find the “right fit” in terms of working style and personality.

Tip: Bids often come in different formats from different contractors. We offer a free bid-leveling phone call with our renovation experts to help analyze any bids you’ve received from Sweeten contractors as well as outside firms. We’ll also offer insight into Sweeten contractors and their communication style.

6. Choose the best general contractor for you and start renovating

Once you have met with all of the candidates, reviewed bids, discussed them with your spouse, partner, or housemates (and maybe Sweeten!) and decided on the best option, it’s time to sign the contract. At this point, you will typically pay a percentage (25 to 50 percent, depending on the length and overall budget of the project) upfront. The contract will also set up regular intervals and milestones at which future payments are due.

Then, it’s time for the fun to begin! Knowing how to plan your renovation successfully means starting with this basic list, and, when you’re ready, posting your project to find a contractor.

Updated on April 13, 2023

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Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post How to Plan Your Renovation and Find the Best General Contractor appeared first on Sweeten.

Your Home Renovation Checklist

Sweeten — Tue, 11 Apr 2023 13:24:50 +0000

Renovating a home? Our checklist explains the process, from pre-planning to the punch list

You’ve decided to renovate after assessing your home and how you want to live in it. But where do you start? From pre-planning to punch list, we break down the process with a renovation checklist. You’ll find the basics of the renovation process, along with tips and tricks to a successful project.

Renovating a house checklist: Pre-renovation

1. Set your home renovation goals and determine your budget

Write down what’s motivating your renovation. List the problems you’d like to solve, and how you’ll feel when your renovation is successful.

Assess your budget – Make sure you know what you want to spend and what you have budgeted for the project.

Answer – What’s motivating my renovation? An example of emotional motivation might be, “My kitchen feels old and cramped. Instead, I want my kitchen to fit my personality and lifestyle.”
Answer – What problems do I want to solve? Technical motivations could be, “The kitchen is laid out poorly, falling apart, and hard to cook in.”
Answer – What does a successful renovation feel like? Your response might be something like, “Success is a beautiful, organized kitchen with more storage and work surfaces.” Or, “A reconfigured layout gave us better flow between spaces and maximized the square footage.”

You can read on our blog the many motivations that Sweeten homeowners had when they started their renovations.

2. Identify your renovation “must-haves” and “nice-to-haves”

Make a full list of tasks, from the floor to the ceiling. Determine your “must-haves”; they are the reasons you are renovating. These are the items that must be checked off your renovation checklist before the project is considered complete.

Then, write a “nice-to-have” list. These are items that you’re willing to give up if there are budget constraints. (Also, understand that sometimes in order to fit a “must-have,” you might have to give up a “nice-to-have.”)

3. Select your renovation team

If you are knocking down walls, moving bathroom plumbing or gas lines, or doing work on a landmark property, you’ll need to hire an architect as well as a general contractor. Your Sweeten contractor can recommend architects if their services are needed.
Schedule site visits with a shortlist of professionals you like best
Review bids and reduce budget costs if necessary by letting go of items not on your “must-have” list

Our guide Who do I hire for my renovation? can help you determine which experts you’ll need.

4. Communication and paperwork

Determine a communication plan with your contractor—mode and frequency—and include it in your contract
Review payment methods and schedule milestones tied to payments. Include these in your contract
Set a 10%–20% cushion in the budget for unknowns
Check your building’s alteration agreement if you live in an apartment; see what the renovation “rules” are
Update your home insurance policy

5. Practical considerations

Consider moving out during a renovation if you have children or if anyone in the household has health or mobility issues
If you’re staying, give some thought to where you will cook, eat, shower, and sleep
Minimize the mess: cover furniture and shelves; use plastic wrap to contain dust from entering the rest of the home; use humidifiers to keep dust from spreading

Renovating a house checklist: During the renovation

6. Schedule and conduct calendar check-ins with your contractor

Set aside a least 5 hours/week as early in the process as possible. Coordinate with your contractor to order fixtures, appliances, and other materials. Be aware of items with long lead times.
Get ready for A LOT of detailed questions on such things as electrical outlet locations, height of shower head and lighting, the direction doors should swing open, etc.

7. Compile your renovation punch list

Million Dollar Contractor Stephen Fanuka has great advice for final walk-throughs: “At the end of the reno, place a notepad in each renovated space. Don’t communicate with your contractor for two weeks. During that time, live in the space and jot down anything you notice needs adjusting or fixing. That’s your punch list.” Your contractor should come back and review the punch list with you. Their team will then address the outstanding items on the punch list.

Home renovation good-to-knows

Understand there may be delays

Whether it’s an issue with the building, a permit hold-up, or materials not arriving on time, delays are a reality. This post discusses common renovation delays and how to prepare for them.
Be flexible with contingency plans and work with your contractor to understand the issues and get through the hurdles

Make your home renovation a success with Sweeten

Sweeten contractors are vetted for experience, workmanship, customer reviews, and licenses
Sweeten matches contractors to homeowners based on location, budget, expertise, and experience with similar projects
Post your project and be matched with 3-5 Sweeten contractors. On average, you should receive at least three contracting bids.
Our support team provides guidance, answers questions, explains bids you receive, helps you choose contractors, and resolves issues
Our service is free. Your Sweeten contractor pays us a small percentage of the contract value.
See successful renovation stories from Sweeten homeowners on our blog

Updated on April 11, 2023

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The post Your Home Renovation Checklist appeared first on Sweeten.

How to Start a Home Renovation

Serena Solomon — Wed, 12 Apr 2023 13:26:59 +0000

Here’s what’s needed to secure accurate bids for your project from general contractors

Connect with the right contractors to meet

At the start of a renovation project, meeting with several general contractors will be one of your first tasks. Make the most of your site visits by preparing as much information for your contractor to write up an estimate for the scope of work. To ensure you get accurate bids from those professionals, here are some points to begin a conversation with each contractor. Having a list of vetted and licensed general contractors is the first step on how to start a home renovation.

We can get you started by matching your project with Sweeten contracting firms specifically for your remodel. For the right fit, these contractors will service your local area and have experience in your type of project. Schedule a phone conversation to narrow down your choices to a few and have three estimates to compare.

Jump on the phone first

A site visit on your property with a potential contractor is crucial. It’s also time-consuming for both parties. Therefore, contractors recommend a phone call first to explore compatibility and positive signs of being a good fit. “I like to just go over the basic scope and get an idea of the budget. A call makes sure we are on the same page,” said Sweeten contractor P.J.

How far a contractor’s base is from your home is important to find out early on, according to Daniel Bawden of the National Association of Home Builders (NAHB). A two-hour commute for the contractor and team could slow down the project. Also, they may not be familiar with the local suppliers when additional material is needed. “Instead of four or five general contractors walking through your house, it is smarter to do a really good phone interview first,” Daniel said.

Know your renovation budget

It helps to have a ballpark figure of what you are willing to spend. That figure needs to be realistic and is key to how to start a home renovation. Sometimes online quote generators can give the wrong impression for the cost of the job as well as a timeline. There are many other aspects to take into account. “Real-world construction, especially getting permits, where every local jurisdiction is different, can vary so much,” said Connie Leipard from the National Association of Women in Construction. If you’re looking to work with a women-owned contracting firm, check out our five-part series on women contractors in our network.

To get an idea of the average budget, these remodeling cost guides are based on geography for budget, mid-grade, and high-end kitchen projects and bathrooms. For example, a budget bathroom in New York City starts at $18,000, while a budget kitchen begins at $24,500. In Houston, expect a mid-grade bathroom to start at $24,500, and a mid-grade kitchen to begin at $35,000.

Cost of a bid

Some general contractors will charge a few hundred dollars for a bid. Others charge an initial fee that gets deducted from the project total if a contract is signed with them, according to Daniel. Some, including Sweeten general contractors, don’t charge at all. Make sure the cost of a bid is discussed during the initial phone call.

Review your building’s alteration agreement

For condos and co-ops, Sweeten contractor P.J. advised checking the requirements of your building’s alterations agreement early on. These agreements might stipulate what updating is required when your apartment undergoes a renovation. For example, it may instruct that the circuit panel or shut-off valves be replaced in your apartment regardless of the scope of work. Essentially, your renovation triggers the requirement that these items be updated. “These are rules meant to bring the apartment and the building up to current standards,” said P.J.

Gather your renovation ideas

Once you’ve nailed down a final list of general contractors, a meeting and a site visit to your property is scheduled. They don’t need to know everything about your renovation, but the more information you can give them the better. Visual aids are helpful whether they’re a rough sketch of what you want to full-blown blueprints drawn up by a designer or architect.

Images of your style and preferences—cabinets, flooring, faucets—go a long way. Inspirational images gathered on websites like Pinterest or blogs are a good start.

A step beyond that is picking specific materials that you may want. When potential general contractors put together their bid, they often include approximate dollar figures for items like tile or cabinetry. This is commonly referred to as an “allowance,” since the material has not been chosen. These items can drastically vary in price depending on your final preference, according to Daniel. If you already have a good idea of what you want to use, the contractor can input more accurate costs rather than a guesstimate. “If material research and shopping have at least started, the renovation can begin sooner,” said Daniel. “There will be fewer delays because all of the product is in hand.”

Will you be living there?

If you are not gut-renovating all at once, there’s a good chance you might opt to stay in your home during the renovation. The earlier you make a decision on this the better. The contractor can then factor into the bid if they need materials to separate you from the renovation, according to Connie. This becomes very important for older buildings that could have asbestos or lead issues. “You have to make a lot of preparation so that dust doesn’t get to the other end of the house, especially if there are children,” she said.

Depending on the contractor and the scope of the project, it can take anywhere from a few days to a few weeks to prepare an accurate bid. When you’re ready to get started on your home remodel, work with us to renovate with the best contractors.

Updated April 12, 2023

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Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post How to Start a Home Renovation appeared first on Sweeten.

Top 3 Mistakes Homeowners Make When Planning Renovations in NYC

Kerry O'Brien — Wed, 28 Jun 2023 12:31:19 +0000

Over the last year, we studied many of our Sweeten home renovations in NYC and spoke to our contractors and homeowners about their experiences. We gathered important info including the process of gut remodeling a kitchen, the costs for landscaping and flooring, and adding or revamping a bathroom. One discovery was that no two home renovations were alike. The other was every homeowner needing guidance for the renovation process, understanding the work ahead, and facing the same common mistakes. We surveyed our Sweeten contractors and design-build firms with a very open-ended question and discovered the top NYC home renovation mistakes:

“What are the most common things you find yourself explaining to homeowners who are starting the renovation process?”

We expected a wide range of responses from these experts and found the opposite.

1. Understanding timelines

More than 25% of our experts talked about how hard it is for homeowners to plan for the timeline of the project. Many homeowners make the mistake of thinking solely about the physical labor required, but the majority of projects involve a variety of stages before a hammer touches a single nail. The irony here is that in some cases, physical labor is actually the least time-intensive part of the project.

As you are working with your general contractor and planning your project, be sure to think about the time needed for:

the design phase
Department of Building approvals
condo and co-op approvals
ordering and lead times for materials
site staging
debris removal
adjusting to issues behind walls and under floors that you can’t forecast until the work begins

A classic example: Clinton Hill homeowner Diane spent months getting approvals, ordering materials, and putting up with tiles and a toilet sitting in her dining room while she handled all of the prep work for her bathroom renovation. Once the actual project began, Diane had a brand new bathroom in less than two weeks.

2. Approvals

Forty percent of our Sweeten contractors highlighted how often homeowners underestimate approval steps when planning a renovation. This specific aspect of timing was the single most commonly reported misconception.

Between demanding co-op boards and Department of Buildings requirements, homeowners can spend three to four months navigating paperwork and reviews. Many homeowners are initially most worried about the cost of the project and then find themselves paralyzed and frustrated when they realize that the start of the project is weeks or months away. When one homeowner re-did the floors in their East Village apartment, she mistakenly assumed their building’s management company would process the straightforward approval request in a few days’ time. As new wood planks were being hauled into her living room, she learned that a required insurance certificate had not yet come through. As a result, the crew had to turn around until the paperwork was in place a few days later. The actual work was done in three days flat. The approvals? Probably three weeks of calls and emails and considerable follow-up before a final thumbs up.

3. Camping out

Homeowners usually can’t decide whether they should stay or go during their remodel. Almost 15% of our experts pointed out that homeowners fail to think through the implications of living without a bathroom or kitchen or stairs while work is underway. They also forget to account for children and pet schedules when planning for the temporary inconvenience of the renovation. Especially in space-deprived NYC homes, homeowners need to realistically plan for the disruption, assess whether they can stay in the space until the work is done, and budget for alternate accommodations if essential spaces will be blocked off. If you are planning a transformative renovation project that will last beyond a few days, or your project entails gutting walls and floors that will expose significant dust and materials, you should expect to live elsewhere until the work is done. Walking a fine line between both options, Sweeten homeowner Carly didn’t mind “slumming” it. However, she did move out during the messiest stages: demolition and when the ceiling was being raised.

Most homeowners prefer to visit the site daily to check on progress and provide visual feedback, so you may not want to leave town altogether. But do consider budgeting for alternate accommodations and maybe even a few days off from work so that you can be available.

Despite unexpected issues popping up or hurdles, homeowners are excited and motivated to go through the process for a completely upgraded space. With the right planning and realistic expectations, Sweeten contractors in NYC can help you navigate all of these steps. Post your project and let us introduce you to renovation professionals who can get your project done.

Originally published on July 10, 2014

Updated on June 28, 2023

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