Renovating a NYC Co-op or Condo: Alteration Agreements, Board Approval & DOB Permits
How to renovate a kitchen or bathroom in a New York City co-op or condo: the alteration agreement, board architect review, DOB permits (ALT2), asbestos and lead rules, wet-over-dry, timelines and close-out.
Short answer
To renovate a NYC co-op or condo you usually need two separate approvals: the building’s (an alteration agreement reviewed by the board and its architect) and the city’s (DOB permits when the work involves plumbing, gas, electrical or structural changes, typically an ALT2 filed by a licensed architect or engineer). Buildings constructed before April 1, 1987 also need an asbestos investigation before permits. Plan on several weeks to a few months for approvals before construction starts.
Step 1: Read your building’s rules first
Before you hire a designer, ask the managing agent for three documents: the alteration agreement, the house rules (or renovation rules) and, for co-ops, the relevant sections of the proprietary lease. They tell you:
- What requires approval (often anything beyond painting and minor repairs).
- Where kitchens and bathrooms may be located (“wet over dry” restrictions).
- Permitted work hours and days, and whether major work is restricted in certain seasons.
- Insurance requirements for contractors and the parties to be named as additional insureds.
- Fees, the refundable security deposit and how long the work may take before penalties apply.
- Whether the building requires a licensed architect or engineer to prepare drawings, even for non-DOB work.
Step 2: Assemble the alteration package
A complete package is the single best way to shorten board review. It typically includes:
- Signed alteration agreement.
- Architectural drawings: existing and proposed plans, plumbing and electrical layouts, details for waterproofing and soundproofing.
- A written scope of work and an estimated schedule.
- The contractor’s licenses (NYC DCWP Home Improvement Contractor license; DOB registration if pulling permits) and those of licensed trades (master plumber, master electrician).
- Certificates of insurance naming the co-op or condo, the managing agent and anyone else the building specifies, at the limits it requires; workers’ compensation and disability coverage.
- Asbestos and lead documentation where applicable.
- The processing fee and security deposit.
Step 3: Board architect review
Most co-ops, and many condos, send drawings to their own architect or engineer, whose fee you pay. They check that the work protects the building: waterproofing in wet areas, no overloaded risers or electrical service, approved locations for kitchens and baths, soundproofing under hard floors, and proper DOB filing. Expect comments; a complete, well-drawn package usually means one round instead of three.
Step 4: DOB permits
Separately from the building, the NYC Department of Buildings decides whether the work needs a permit. According to DOB, most kitchen and bathroom renovations need an Alteration Type 2 (ALT2) application, which covers renovations with multiple types of work that do not change use, egress or occupancy. It must be filed by a New York State licensed professional engineer (PE) or registered architect (RA). Examples DOB gives include adding a bathroom, rerouting gas pipes while adding outlets, and moving a load-bearing wall.
Minor work such as painting, plastering, installing new cabinets and resurfacing floors generally does not need a DOB permit, although the contractor doing cabinet or flooring work must be licensed by the Department of Consumer and Worker Protection (DCWP). Plumbing and gas work must be done by a DOB-licensed master plumber and electrical work by a licensed master electrician.
Unpermitted work is risky: DOB notes that the most severe violations can carry fines of up to $25,000, and the work may have to be legalized or removed, which also complicates a future sale.
Step 5: Asbestos and lead
- Asbestos. For buildings built before April 1, 1987, DOB generally will not issue a permit until a DEP-certified investigator has assessed the work area and documented the result (typically on an ACP-5). If asbestos above small thresholds will be disturbed, it must be abated under DEP rules before work proceeds.
- Lead. In pre-1978 housing, contractors must be EPA-certified and follow lead-safe work practices. New York City’s Local Law 1 adds requirements for buildings where young children live. Your building may have its own testing requirements.
Wet over dry: where kitchens and bathrooms can go
Many co-ops prohibit moving kitchens or bathrooms over a neighbor’s “dry” living space, since leaks would damage the unit below. Some allow it with enhanced waterproofing; many don’t. Expanding a bathroom into an adjacent closet is often fine; moving a kitchen into the living room usually is not. Ask before design, not after.
Typical timeline
| Phase | Typical duration |
|---|---|
| Design and drawings | 2–8 weeks |
| Asbestos investigation (pre-1987 buildings) | 1–2 weeks, longer if abatement is needed |
| Board / building architect review | 2–8 weeks, depending on the building and completeness |
| DOB filing and approval (if required) | Several weeks; can run in parallel with board review |
| Construction: kitchen | 8–12 weeks |
| Construction: bathroom | 4–7 weeks |
| Inspections, sign-offs and building close-out | 2–6 weeks after construction |
During construction
- Work only within permitted hours; book the service elevator and protect hallways daily.
- Coordinate any riser or building-wide water shut-offs with the super well in advance.
- Keep the permit posted and the building informed of schedule changes.
- Expect the building’s architect or super to inspect waterproofing before tile in some buildings.
Closing out the alteration
The job isn’t finished when the tile is grouted. Permitted work needs DOB sign-off (inspections and, where applicable, plumbing and electrical sign-offs), and the building will want final documentation before releasing your security deposit. Leaving a permit open causes problems when you sell or refinance, so make sure your contractor’s scope includes close-out.
Condos vs co-ops
Condo owners own their unit outright, and condo boards generally have less discretion than co-op boards, but most condos still require an alteration agreement, insurance and plan review for anything structural, plumbing or electrical. The DOB rules are identical for both.
Frequently asked questions
What is an alteration agreement?
A contract between a co-op or condo and the unit owner that sets the conditions for renovation work: what needs approval, required drawings, insurance, work hours, fees, deposits, timelines and the owner’s responsibility for damage.
How long does co-op approval take for a renovation?
It depends on the building and the completeness of your package. Many buildings take two to eight weeks to review drawings, longer for plumbing relocations or structural work. Missing insurance certificates or incomplete drawings are the most common causes of delay.
Do I need an architect to renovate my NYC apartment?
If the work needs DOB plans and permits (most kitchen and bathroom renovations with plumbing, gas or electrical changes), yes: DOB requires filing by a licensed architect (RA) or engineer (PE). Many co-ops also require professional drawings for board review even when DOB doesn’t.
Can I move my bathroom in a co-op?
Only if your building allows it. Many co-ops restrict bathrooms and kitchens to locations above other wet areas (the “wet over dry” rule). Enlarging within the existing footprint or into an adjacent closet is more often approved.
Who is responsible for closing out DOB permits?
The filing professional and contractor arrange inspections and sign-offs, but as the owner you carry the consequences of an open permit. Make close-out part of the contract scope.
Sources & further reading
- NYC Department of Buildings: Renovating kitchens & bathrooms
- NYC Department of Buildings: Project requirements, asbestos
- NYC Department of Buildings: License types
- NYC DCWP: Home Improvement Contractor license
- NYC HPD: Lead-based paint
- US EPA: Renovation, Repair and Painting Program
Costs are 2026 planning ranges for the New Jersey and New York City market, not quotes. Rules summarized here change and vary by building and municipality; confirm requirements with your local building department, building management or attorney before you start.