Renovating a condo: how to plan it right

Short answer: how to remodel a condo without costly mistakes

Start with what you're allowed to do, not with finishes. Most HOAs and co-op boards require approval of an alteration request for walls, plumbing, electrical and flooring. Then finish your new floor plan before asking contractors for bids.

A finished plan gives you comparable bids, fewer change orders and a clear package for the board. Plan for what makes condos different: neighbors close by, limited work hours, elevator reservations and little storage.

What can you change in a condo or co-op?

Paint and cosmetic updates are usually fine. Anything affecting structure, risers, ventilation or neighbors typically needs board approval, and often a city permit [CHECK]. Read the CC&Rs or proprietary lease and alteration agreement.

• Read the bylaws, CC&Rs or alteration agreement.
• Ask what drawings, insurance and deposits the board requires.
• Check rules on flooring, work hours and licensed contractors.
• Ask whether building-wide projects are planned.

Load-bearing walls and structure

Opening up the kitchen is the most common wish and the most common trap. If a wall is structural or hides risers, you need an engineer, a permit and board approval [CHECK]. MyRoomCraft helps you draw options but cannot tell whether a wall is load-bearing or replace an engineer.

Remodeling a condo bathroom

Leaks into the unit below get expensive fast. Use licensed plumbers, pull permits where required and keep the paperwork. Moving fixtures far from the stack can be hard, so draw the risers first and plan around them.

Ventilation, electrical and plumbing

Electrical and plumbing work usually needs licensed trades and permits [CHECK]. Range hoods and bath fans must vent the way the building allows. Moving the kitchen means water, drain, power and venting all have to follow.

Noise, neighbors and work hours

Many buildings require sound-rated underlayment under hard floors, and some require a percentage of rugs [CHECK]. Noisy work is limited to set hours. Schedule demolition early and give neighbors a heads-up.

Deliveries, elevators and access

Reserve the freight elevator, check its size and agree where debris goes. A slab countertop that won't fit is an expensive surprise. Protect hallways – damage is usually on you.

Plan the floor plan before you call contractors

Measure the unit and draw it as it is, then draw two or three options and furnish them at real size. Don't forget closets and daylight – a new wall can add storage but darken the entry.

Common mistakes when remodeling a condo

• Starting before board approval.
• Assuming a thin wall isn't structural.
• Hiring unlicensed trades for plumbing or electrical.
• Hard floors without sound-rated underlayment.
• Forgetting freight elevator size and reservations.
• Getting bids without a drawing.
• Removing closets without new storage.

Checklist before you remodel

Save this list and check it off before work starts.

• CC&Rs or alteration agreement read.
• Existing and new floor plans drawn to scale.
• Board approval and permits where required.
• Engineer hired if structure is affected.
• Licensed plumber and electrician chosen.
• Flooring and underlayment approved.
• Work hours, elevator, debris and parking planned.
• Neighbors informed.

Draw your condo before you decide

In MyRoomCraft you draw the unit as it is and try new floor plans to exact size. Furnish in 3D and print before/after plans for your board and contractors.

Frequently asked questions