NYC Full Apartment Gut Renovation — Alt-2, Alteration Agreement, MEP Rework
NYC full apartment gut reality. Down-to-studs renovation, DOB Alt-2, co-op or condo Alteration Agreement, MEP replacement, asbestos/lead prerequisites, LL97 considerations in 4+ unit buildings. $400K-$1.2M typical. One vetted GC.
A full apartment gut in Manhattan or Brooklyn is the most information-dense remodel type in NYC. You are demolishing to studs, replacing MEP (mechanical, electrical, plumbing), likely moving kitchen and bath positions, opening walls in a building where your downstairs neighbor's ceiling is your floor and your board's Alteration Agreement is your constitution. DOB Alt-2 filing, architect of record, possibly a structural PE for load-bearing wall work, HPD asbestos ACP5/ACP7, XRF lead-paint for pre-1960, co-op board interview, insurance COI, managing-agent hours restrictions (typically 9-5 M-F in most co-ops).
AskBaily sends your gut to one GC who has done this at scale in your building type.
Critical scope decisions
- Sound attenuation — STC-rated floor assemblies, resilient-channel ceilings where the co-op allows.
- Riser strategy — rewire vs rebus vs stay-as-is. Most pre-war risers are at capacity.
- HVAC — PTAC replacement vs split-system vs retaining radiators. LL97 may push electrification in 4+ unit buildings.
- Finish chain — long-lead items (custom cabinetry, imported stone) must be ordered before demo.
Frequently asked questions
How long does a NYC apartment gut take? Manhattan pre-war 3-bedroom: 10-14 months door-to-door. Split: 2-3 months board + DOB, 6-9 months construction, 1-2 months punch + close-out.
What does a gut renovation cost per square foot in NYC? Mid-tier finishes: $400-$600/sqft. High-end: $700-$1,200/sqft. Luxury: $1,200-$2,500/sqft+ for bespoke work.
Can I stay in my apartment during a gut? Effectively no. Co-op working hours (typically 9-5) and dust/noise make it uninhabitable.
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