Major Renovation - Time Table

Several recent posts involved questions of "gut" or extensive renovations. I thought it would be helpful for others to weigh in on their experiences with renovation time lines and what one can reasonably expect. FWIW, my experience with extensive renovation of 1-bdrm is that you aren't getting through it in less than 7 months. The time breaks down as follows: Pre-closing: interview architects and... [more]

Several recent posts involved questions of "gut" or extensive renovations. I thought it would be helpful for others to weigh in on their experiences with renovation time lines and what one can reasonably expect. FWIW, my experience with extensive renovation of 1-bdrm is that you aren't getting through it in less than 7 months. The time breaks down as follows: Pre-closing: interview architects and hire one; after contract gain access to apt with architect to measure and begin design plans while sale moves toward closing. Post-closing. Month 1-2: finalize design plans, file plans with coop with alteration agreement documents. Month 2: back and forth with board & building engineer until approved; if plans must be redrawn after board comments, add another 2-4 weeks to process; once approved, send bid set drawings to 3 contractors that have already been lined up. Month 3: select contractor, expeditor to get permits, city filings done, insurance certs. to building managing company; arrangements for reno finalized between contractor and building. Month 4: Demolition begins and rough carpentry starts Month 5: Electrical work, plumbing, end rough carpentry, floors, concrete, soundproofing, etc.; start finish carpentry Month 6: Finish work continues with painting kitchen installation, tiling and stone work, more floors Month 7: Appliances, punch list, lighting fixtures etc. If holidays fall in here, add time (typically no work for x-mas week and week before New Years, other holidays; work hours limited to 9-5 or even less in some bldgs); surprises in the walls, crew doesn't work every single day, kitchen cabinets are late, tile doesn't come on time--add time. Change orders will kill you in the wallet and with delays. The more planning the better. OCD helps the job go smoothly. Hire the architect to oversee construction with you. Visit the sight daily--or twice a day. Keep a short leash on it. Communicate constantly with contractor and architect through weekly sight meetings. Maintain rapport with the construction crew chief. All this in best case scenario for a one-bedroom extensive renovation will take 7 months from closing minimum. Larger apartment, longer time. That's my experience. Would be curious what others have to say. [less]