In my experience (on a NYC co-op), it makes a lot more sense to have your approved design and detailed plans in hand before talking with a contractor.

If you're planning on consulting with an interior designer for furniture and finishes -- get the designer involved from the beginning, too. Having the architect and designer on the same page will save you money in the end.

Once you've figured out exactly what you want to do (and I stress EXACTLY -- the more detailed your plans are, the better), and you have the blessing of your condo or co-op board, then your design professionals can assist you with obtaining permits and getting your project out for bid.

Jumping the gun on obtaining a contractor's bid is expensive and counter-productive. The idea is that you want to make as few changes as possible once you've obtained the contracor's bid. Change orders are very expensive, and leave you with no room for negotiation. You pretty much have to accept whatever a contractor wants to charge for changes. Get the details figured out and specified beforehand!

Hope this helps.

James

You may need architectural drawings, but a good contractor will have people that he works with who can do that. I'd start talking to GCs and asking them this question, as well.

We had a less-than-good experience with an architect. He did the plans, got the permits, and then the contractor pointed out that it could not be built as drawn. The architect offered to correct his mistakes at an hourly rate. We dumped him instead and had someone else draw up the plans for a lot less, and got the new permits.

In your case, I'd be talking to as many neighbors who have had work done on their apartments, ask them for recommendations for both architects and GCs. WHat you really want is an architect and a GC who can see eye to eye from the start.

But no, I would not have plans drawn up before talking to anyone else.

James is exactly right, the plans should be completely detailed. But I'd be talking to as many people as possible at this stage of the process, before you commit to plans that may or may not be realistic.

Most experienced architects will have a list of contractors they've worked with in the past. I've always talked with several contractors before choosing one, but all candidates are from a list of recommended contractors supplied by my architect. I've never had an architect steer me wrong. They know who the qualified contractors are, and they know with whom they can work successfully.

In fact, when interviewing prospective contractors, I usually have the architect set up the meetings and sit in. It makes everything go much more smoothly, and ensures that the contractor is clear on all facets of the program in the event that he's asked to work up an estimate or proposal.

I'm a little puzzled how an experienced architect could come up with a plan that wasn't buildable. There's sometimes a little fine tuning that needs to be done...but that shouldn't cause any major upsets.

I still recommend getting your plans finalized before talking with contractors. You'll get a much more accurate estimate -- if the contractor doesn't have to include any allowances in the numbers he works up.

James

Find out if your building has renovation restrictions...timelines in terms of start/finish, both in days of work allowed and with regards to hours per day when work is allowed.

Also flooring restrictions. Must be kind to the person who lives below you.

Not all buildings are the same, obviously, but I've always ordered EVERYTHING ahead of time and have it stocked in storage. Tht revents waits due to materials gonew missing or backorders.

Realize that this may affect your ability to submit change orders as work progresses, so try to be confident with your choices.

It may also require you to put up a lot of front money to obtain your choices prior to construction even beginning.

Building in the city doesn't have to be tough but it does requires planning.

Mongo

Yup, architect and engineer both looked at foundation wall under the house and said that existing footings were adequate for adding steel columns (check pics linked to My Page). They drew plans and got permits based on what was NOT existing, but it was put onto plans as existing. The contractor looked at the footings and said no way.

It was a mess. I later learned that the architect did a lot of tricks like that to others, too.

Which breaks my heart, because both my father and DH's father were architects. They'd have been mortified by business practices today.

Sugiman

We are the situation as you are- except- move up the time frame 6 months. We have about a 900 square foot NYC Co-op that is being renovated. The process has been overly drawn out, and messy. If you want- you can contact me at my home page to contact me, and I can tell you exactly what to look at, and avoid.

Our problems started, and still exist, by hiring the wrong designer. He came to us through a contractor that we thought we might use, and now, not using at all. Every step of the process has been delayed. To this date, we have not signed a contract yet with a contractor, and it is 6 months later.

I can advise you about contractors, all in one firms, shopping, etc. If others want to hear all about this fine- but I think it would bore too many. So... drop me a line at my page.

(Flashing the forum some of her battle scars)

Hey everyone, thanks for all the input (this is long-in-coming, I hit a patch of work & home life craziness which had kept me away from my research for a while).

So far, I've taken of the approach of just talking to architects & contractors with whom personal acquaintences have had good experiences. I'm waiting on one of the contractor quotes as I write this -- I'm thinking about going with the contractor-led approach as we have pretty definite ideas on what we'd like to do and have relatively few degrees of freedom (there's only so much one can do with a small NYC 1BR apartment).

verysleepy, I may end up pinging you offline if I don't generate any promising leads from this first round of inquiries!

Thanks again, to all!

Cheers

I'm going to email you the name of an architect I know of who specializes in small NYC apts. His wife, (a friend of mine) and another friend of mine who used him, say he's got a good eye for small spaces.

But I agree, I think I'd go the contractor-led approach, given the restrictions you mention.