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Most remodeling trouble comes from a short list of avoidable decisions. Some are about ambition, such as taking on work beyond your skill. In New York City several are also about the law, because the city reserves certain work for licensed trades and expects a permit for more than people assume. Here is what not to do, and what to do instead.
Do not assume you can do it all yourself
Everyone has some skills and not others. Be realistic about which projects you can carry through to the standard you picture. Painting a room is one thing. Plumbing is another: the Department of Buildings says even ordinary plumbing work and the replacement or relocation of gas piping must be done by a Licensed Master Plumber. And when a job needs plans and a permit, a New York State licensed professional engineer or registered architect has to file them.
Do not skip the permit
Read the rules before you start. Painting, plastering, new cabinets and resurfaced floors are on the Department of Buildings’ list of minor alterations that may be done without a work permit. Most kitchen and bathroom renovations are not. The department is blunt about the alternative: construction without its approval or permits is illegal, the most severe class of violation can carry a $25,000 fine, and the work must be legalized or removed (Department of Buildings).
Do not hire without checking the license
In New York City a person or business needs a Home Improvement Contractor license from the Department of Consumer and Worker Protection to do work costing more than $200 on a residential building. Check it before you sign. Hiring a licensed contractor also keeps you eligible for the department’s trust fund if the contractor does not finish the job or owes you money.
Do not start on a handshake
State law requires a home improvement contract to be in writing and signed by all parties, with the approximate start and completion dates, a description of the work and materials, and a schedule of any progress payments in dollars and cents. You may cancel until midnight of the third business day after signing. The city’s own advice is to pay no more than 25 percent of the contract amount up front.
Do not budget to the last dollar
Projects uncover conditions nobody could see before the wall was opened. Keep a reserve for them. A simple way is to plan the job you want at a figure below what you can really spend, so the difference is there when you need it.
Do not trust a television schedule
Home improvement shows finish a room in two or three days because a large crew works off camera. A real schedule depends on your experience, your tools, your help, and deliveries. Add your building’s rules: a co-op alteration agreement typically limits work to set hours on weekdays, with none on weekends or holidays.
Do not start before everything has arrived
If you demolish a bathroom while the vanity is still on a truck, the room is out of use for as long as the delivery takes. Have the fixtures, tile and fittings on hand, or a firm delivery date for each, before the first day of work.
Do not put untrained helpers on skilled work
Friends and family are welcome to carry furniture and boxes. Letting someone without experience cut, wire or plumb leads to costly mistakes, injuries and damage to parts of your home that were fine.
Do not trade safety for speed
Use proper equipment when working at height, and do not use a tool you do not know. In an older building, think about what is in the walls as well. The federal lead rule requires anyone paid to disturb painted surfaces in a home built before 1978 to be certified, and the city says asbestos can be found in almost all buildings constructed before 1989. Neither is a job for a weekend.
Do not give up on the project
If the money is not there yet, take your time. A renovation can be designed now and built later, or built in stages. Ask a professional what is possible; your home is a large investment and worth the research.
Our pages on home renovation in NYC and apartment renovation in NYC describe how a managed job runs, and the FAQs answer common questions. For the kitchen in particular, see the mistakes that can derail a kitchen remodel.
Not sure which parts of your project you can do yourself and which need a contractor? Call us or send the request form and ask.
Questions people ask
Can I do my own plumbing in a NYC apartment?
The Department of Buildings says ordinary plumbing work and the replacement or relocation of plumbing and gas piping must be performed by a Licensed Master Plumber. Check your building’s alteration rules as well before any plumbing is touched.
What happens if I renovate without a permit in NYC?
The Department of Buildings says construction without its approval or permits is illegal. The most severe class of violation can carry a $25,000 fine plus penalties and interest, and the work must be legalized or removed.
How much should I pay a contractor up front?
The Department of Consumer and Worker Protection advises paying no more than 25 percent of the total contract amount up front. State law requires any progress payments to be set out in a schedule in the written contract.