NYC Full-Home Renovation — Alt-1, Alt-2, Brownstone and Co-op Gut Jobs
NYC full-home renovation reality. DOB Alt-1 vs Alt-2 alteration classes, brownstone gut renovation, co-op and condo whole-apartment renovation, LPC review in historic districts, DHCR in rent-stabilized. $350K-$2M typical. One vetted DOB-filed GC.
Full-home renovation in NYC means three very different projects depending on building type. In a brownstone — a 1-2 family with a CofO you control — you file Alt-1 if you're changing use or occupancy, Alt-2 if you're keeping the envelope. In a co-op or condo apartment, the Alteration Agreement with your managing agent sits in front of DOB and often gates the project for 8-12 weeks before the first DOB filing. In a landmarked brownstone in Greenwich Village, SoHo-Cast Iron, or Brooklyn Heights, LPC review is required before DOB will even accept the Alt-1.
Each path has its own filing representative rhythm, its own architect-of-record shortlist, and its own GC bench. AskBaily routes to one DOB-registered GC who has closed projects in the right building type.
Alt-1 vs Alt-2 vs Alt-3
- Alt-1 changes use, occupancy, or exits. Triggers full TCO/CofO re-issue. Longest timeline.
- Alt-2 keeps use but touches multiple trades. Most common for gut jobs without change of use.
- Alt-3 is single-trade (plumbing-only, electrical-only). Rare for full renovations.
Frequently asked questions
How long does a NYC brownstone gut renovation take? From signed contract to CofO sign-off: 14-24 months for a 4-story. Split: 2-4 months architecture, 1-3 months LPC if landmarked, 2-4 months DOB, 8-14 months construction, 1-2 months final sign-off and CofO re-issue.
Do I need LPC approval for interior work? For most interior work in a landmarked building, no — LPC reviews exterior and significant interior features. But you should verify with LPC research before demolition. Several NYC interiors are individually designated.
What does a NYC full-home renovation cost? Apartment gut: $350K-$800K for a mid-size Manhattan 2-bedroom. Brownstone gut: $800K-$2.5M for a 4-story. Luxury Tribeca loft gut: $1.5M-$4M+.
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Each neighborhood has distinct regulatory posture. Baily pre-scopes against the specific overlay your home sits under.
- Upper East SideNYC Department of Buildings
- Upper West SideNYC Department of Buildings
- Midtown EastNYC Department of Buildings
- Midtown WestNYC Department of Buildings
- ChelseaNYC Department of Buildings
- FlatironNYC Department of Buildings
- GramercyNYC Department of Buildings
- Greenwich VillageNYC Department of Buildings
- West VillageNYC Department of Buildings
- East VillageNYC Department of Buildings
- SoHoNYC Department of Buildings
- NoHoNYC Department of Buildings
- TriBeCaNYC Department of Buildings
- FiDiNYC Department of Buildings
- Battery Park CityNYC Department of Buildings
- Lower East SideNYC Department of Buildings
- ChinatownNYC Department of Buildings
- HarlemNYC Department of Buildings
- East HarlemNYC Department of Buildings
- Washington HeightsNYC Department of Buildings
- InwoodNYC Department of Buildings
- Morningside HeightsNYC Department of Buildings
- WilliamsburgNYC Department of Buildings
- GreenpointNYC Department of Buildings
- BushwickNYC Department of Buildings
- Bedford-StuyvesantNYC Department of Buildings
- Fort GreeneNYC Department of Buildings
- Clinton HillNYC Department of Buildings
- Prospect HeightsNYC Department of Buildings
- Park SlopeNYC Department of Buildings
- Carroll GardensNYC Department of Buildings
- Cobble HillNYC Department of Buildings
- Brooklyn HeightsNYC Department of Buildings
- DUMBONYC Department of Buildings
- Crown HeightsNYC Department of Buildings
- Windsor TerraceNYC Department of Buildings
- GowanusNYC Department of Buildings
- Red HookNYC Department of Buildings
- Sunset ParkNYC Department of Buildings
- Bay RidgeNYC Department of Buildings
- AstoriaNYC Department of Buildings
- Long Island CityNYC Department of Buildings
- SunnysideNYC Department of Buildings
- Jackson HeightsNYC Department of Buildings
- Forest HillsNYC Department of Buildings
- Rego ParkNYC Department of Buildings
- FlushingNYC Department of Buildings
- BaysideNYC Department of Buildings
- RidgewoodNYC Department of Buildings
- RiverdaleNYC Department of Buildings
- KingsbridgeNYC Department of Buildings
- FordhamNYC Department of Buildings
- Mott HavenNYC Department of Buildings
- Pelham BayNYC Department of Buildings
- St. GeorgeNYC Department of Buildings
- StapletonNYC Department of Buildings
- Todt HillNYC Department of Buildings
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