Gut & whole-home renovation
Gut renovations of brownstones, townhouses & apartments
When the systems are original and the layout no longer works, we take the space down to the structure and rebuild it, in New York City and across Hudson County. We have done it on our own buildings, including the Uptown 388 brownstone restoration in Upper Manhattan.
- Licensed & insured GC
- NJ · NYC · CT
- In-house A&E coordination
- Permits & board packages handled
Scope
What a gut renovation covers
The finishes are what you see. The value is in what goes behind them, and what you won’t have to open up again for decades.
- Structure: joist repair and sistering, new openings with steel or engineered lumber, masonry repointing.
- Plumbing & gas: new risers or branch lines, water service, gas piping replaced and tested.
- Electrical: new service and panel, rewiring, low-voltage and smart-home infrastructure.
- HVAC: ducted or ductless heat pumps, hydronic or electric radiant heat, ventilation.
- Envelope: insulation, air sealing, windows; roof and facade work where needed.
- Kitchens & baths: full kitchen and bathroom builds.
- Finishes: floors, millwork, stairs, doors, paint, lighting.
- Approvals: DOB, LPC or local historic commission, co-op/condo boards, environmental testing.
Case study
Uptown 388 · Upper Manhattan brownstone
A historic rowhouse restoration completed by BDM in Q1 2023 in an Opportunity Zone. The restoration kept the rowhouse’s brick facade, stoop and historic character while delivering new kitchens and bathrooms. More projects.
Planning
Typical gut renovation phases
- Feasibility · 2–4 weeksExisting conditions survey, structural and environmental testing (asbestos, lead), zoning and landmark check.
- Design & filing · 2–4 monthsArchitectural and engineering drawings, DOB or municipal filing, LPC or historic review, board approval.
- Demolition & structure · 4–8 weeksStrip-out, structural repairs, new openings, rough framing.
- Systems · 6–12 weeksPlumbing, electrical, HVAC rough-in and inspections; insulation and air sealing.
- Finishes · 8–16 weeksDrywall, millwork, tile, kitchens and baths, floors, paint, fixtures, final inspections.
FAQ
Gut renovation questions
What is a gut renovation?
A gut renovation removes interior finishes down to the structure (studs, joists and masonry) so that plumbing, electrical, HVAC, insulation, layout and finishes can all be rebuilt. It is the standard approach for prewar apartments, brownstones and older multi-family houses that have outdated systems.
How much does a gut renovation cost in NYC or Jersey City?
It varies widely with building type and finish level. Many NYC apartment gut renovations fall in the range of roughly $250–$500+ per square foot in 2026, with townhouses and landmarked buildings often higher because of structural, facade and mechanical work. New Jersey projects typically run lower. We price from a site visit and drawings.
Do I need an architect for a gut renovation?
Yes, in nearly all cases. In New York City, permit drawings must be filed with the Department of Buildings by a New York State licensed architect (RA) or professional engineer (PE). New Jersey construction offices also require sealed drawings for most structural and layout changes. We coordinate the design team.
Can I stay in the home during a gut renovation?
Usually not. Gut renovations involve shutting off water and power, removing walls and running dusty work for months. Plan temporary housing for the construction period, typically 4–9 months for an apartment and 9–18 months for a townhouse.
What about landmarked buildings?
In New York City, work on designated landmarks and in historic districts generally needs a Landmarks Preservation Commission permit when it also needs a DOB permit, and any visible exterior change is reviewed. Jersey City has its own historic districts with a Historic Preservation Commission. We plan these reviews into the schedule.
Start a project
Taking a building down to the studs?
Send us the address, a few photos and any drawings you have. We’ll talk through feasibility, approvals and budget.