Required Paper work?

fuck the contractor, he'll tell you anything to get you to sign. The board has the power to SHUT DOWN your job, period. They are not your enemy. Get board approval BEFORE signing with a contractor. This is common sense. Could you sneak the renovations by the board? sure. But can they shut it down if they find out? absolutely. then you've damaged your relationship with them before you ever stepped foot in the place. I know boards are pains in the asses, but generally they are not there to hinder you, but to help you. Any renovations (within reason) that you make, will help them too (higher values). Go through the board. Many people seem to automatically have a confrontational stance with boards which is just not productive. I guarantee you one thing. Your contractor doesn;t give a rats ass about you. He just wants his money. At least the board has to see you every now and again.

Couple of thoughts:

1.) You should definately submit your plans to the board as part of the buying process. And, I hope your contract was contingent on getting board approval for the changes. What I'm asking is: would you buy the place if you couldn't do the work for some reason? If there's a super in the building, they'll know that the work is being done, so you really should go through the board. Doesn't matter if its a condo or coop.

2.) I just spoke to someone about renovating our bathroom. From what I understand, you need a permit for moving/replacing bathtubs, period. This is why so many people redo their bathrooms but leave the older tubs.

3.) Your contractor wouldn't know for sure if the wall is weightbearing...only an engineer could know this. So, you really want an engineer to take a look as well.

4.) Recesses lighting may/may not require certs. Depends on the building.

My advice for you....even though you just want to get it down, you should go through the board and be sure to get the right 'team' on it, including: Contractor, super (in the building) and engineer. If you're into design and are hiring an architect/designer, they can also bring these folks to the table.

#2 is correct. You would be crazy to not seek approval from the board first, and the board could indeed shut you down. Advice like that would make me suspect of the contractor. I've never seen bylaws that state otherwise.

You are also probably required to give the building proof of insurance from your contractor.

While you may be installing new fixtures on existing rough-ins, you'll still be doing plumbing, and have risk of leak/flood. You want to explain to them you're renovating when you've watered the apt below yours? Many times you'll also need the building to cooperate with shutoffs, as your own shutoffs may not work, or may need to be replaced.

And how about deliveries? You think nobody is going to notice when you get new fixtures and countertop delivered?

And that half wall, you're going to remove...I sure hope it doesn't have any water supply, drain, gas or vent lines in it.

Finally, you may or may not have to file the job. Your board can guide you on this. Technically, you should (are legally required to) file the job if you are doing plumbing, electrical and changing a wall. Doing so will often improve resale as well. People like to buy apartments that they know have had legal modifications.

Of course you need to tell the board. People see things coming & going from your apartment & a little stroll past the open door may just tip your hand. People aren't stupid. I believe you do need a permit for that work & that is not a bad thing. The permits & inspections insure that the work is being done properly. Incorrect electrical can burn the place down & leaking water can ruin & rot the building. There's a lot invoved here & you want the building on your side. Bring up the renovations at the board interview & if you have renderings would be even better than saying you want a bar/island thingy between the living & dining rooms. If you don't like going through all these processes, buy a single family home 'though you'd still need permits from the city. Keep us informeed & good luck!

Is it necessary for board approval on cosmetic renovations (ie. replacing cabinets, bath tiles, sink, etc)?

Also would they board just need liability insurance for the contractor or do they have to state the building would be covered also?

Are you out of your mind trying to get around a board???? You're renovating an APARTMENT... do you think no one will hear the work being done... you must have a brain injury, seriously... If you go around the board and they find out you are doing work without their approval, not only can they shut down the work, they may decide not to approve any further work that you wish to do and ultimately leaving you with an unfinished apartment a.k.a. raw space that you can't live in. So then what will you have to do is... sell the apartment for less than you paid and buy something else where the board doesn't know that you're a backstabbing, secretive jerk. Good luck...

P.S. #5, how many pains are allotted per ass? Nice grammar...

#6, check with your board/management company and the house rules.

Most boards don't require as much of a 'process' to do cosmetic rennovations, but should still be notified. One reason is concern for neighbors - noise, dirt, etc. Also insurance would prob need to cover the building, in case they come in and cause damage.

#6--boards will require a copy of the contractor's insurance certificate. If they and you have a brain you will have them name you and the coop as an additional named insured. that way, you can collect directly from the insurer

OP here... sorry I guess I wasn't clear enough. The contractor is NOT saying not to tell the board that we will be renovating. He IS licensed and insured. The only piece he is saying to keep quiet about is the half wall/bar thing. EVERYTHING else would be included in the list of renovations that we submit to the board.

The wall in question divides the dining area from the living room. I'm not an architect, but I do not see why there would be any water pipes in there (the sink, stove, etc are at the other end of the apt). I do not see any reasonable board objecting to any of the other planned renovations... they would increase the overall value of the building.

How do you know the wall isn't load-bearing? If you take down a portion of a load-bearing wall, you will be in serious trouble.

#11 is very right. The fact that the contractor wants this part deleted, only this part, is a little suspicious to me (and I have hired many contractors). I think it would be very unwise of you to accept the potential liability and legal problems from doing this on the sly.

What you'll need actually is an architect or a structural engineer (professional engineer, P.E.) to stake their license on the fact that removing that wall is harmless. Yes, this will slow things down, but in a good way! :) If it's true, they will write it up, but if they aren't sure, they won't. It's not very expensive relative to your renovation, which is going to run at least $30,000 -- and do plan on going over budget, it's difficult not to.

If it were my home, if the wall is running perpendicular to the ceiling and floor joists, I would not remove it no matter what anyone said. You can cut a big window in it and run supporting beams and a header if necessary and still get your lovely breakfast bar effect.

Nothing is more important than structural integrity.

Arrgh. Every day spent renovating is another day I have to pay double mortgage/maint until I can move in. I cannot comfortably sell my apt until I know I have a place to live that is ... well... livable.

#12 - I dont even know what a joist is. LOL.

Can anyone recommend someone who can look at the wall and determine if I can take it down? Thanks. If you prefer PM, please email it to MyRealEstateMail@yahoo.com.

Thanks for all your help.