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Recommended Process for the Final Closeout of Remodeling Construction

2/27/2025

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Final Inspections: Ensure all required inspections by the Department of Buildings (DOB) and other relevant authorities are completed and approved.
Punch List Completion: Address any remaining deficiencies or outstanding work identified in the final walkthrough.
Document Submission: Submit all necessary closeout documents, including as-built drawings, warranties, and compliance certificates.
Letter of Completion (LOC): Obtain the LOC from the DOB to confirm the project’s official completion.
Final Payments & Retainage Release: Release any withheld retainage upon verification of satisfactory completion and receipt of the LOC.
Property Management & Owner Handover: Provide the client and property management with final documentation and maintenance guidelines.

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Steps to avoid Pitfalls in Remodeling Residential Condos and Co-ops

2/26/2025

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Confirm if there are any parts of the building exterior and structure that are difficult to modify smoothly.
Check for various violations issued by the Building Department that may restrict remodeling.
Understand how flexible the condo or co-op board is regarding design plans that slightly deviate from the association’s regulations.
Review major aspects and factors that limit remodeling, including the existing building structure and stability, plumbing, electricity, mechanical systems, and fire prevention systems.
Prepare a highly detailed construction contract that includes high-quality design drawings and specifications (scope of work, work schedule, cost breakdowns by trades, payment schedule, penalties for construction delays, etc.). This ensures better quality control and supervision of the contractor's work and facilitates conflict resolution in case disputes arise later.
Verify that the contractor has sufficient insurance, references for past completed work, and can obtain feedback from the references.
Confirm that the contracted contractor has fully paid all amounts related to the construction work including subcontractors and obtained proof of payment receipts and lien waivers to prevent disputes or future liens against the property.
Hold retainage from construction progress payments and release it upon receiving the Letter of Completion (LOC) issued by the DOB as part of the final closeout

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General Process for Renovating (or Remodeling) Residential Condos or Co-ops

2/25/2025

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The condo or co-op unit owner engages an architect to confirm legal usage, landmark status, flood zone requirements, and other remodeling-related codes and regulations.
The owner obtains and reviews the condo or co-op association’s remodeling or renovation regulations and procedures. These rules should also be reviewed by the architect.
The architect develops the design and prepares permit drawings and documents for submission to the Department of Buildings (DOB). At this stage, a general contractor is typically selected, and the required insurance documents must be submitted along with the application.
The property management company typically hires an architect or engineer (Building Architect) on behalf of the condo or co-op board to review the documents submitted by the unit owner's architect. The cost of the Building Architect is the responsibility of the unit owner, not the condo or co-op association or property manager.
The review process by the Building Architect can be lengthy. Since the Building Architect charges hourly for reviewing drawings and documents, there is often a tendency for the review process to be extended with requests for additional clarifications. Typically, the unit owner's architect must revise and resubmit drawings and documents for multiple rounds of review.
Once the Building Architect completes the review and recommends approval, the association grants formal approval for the proposed construction. The architect or an expeditor then prepares and submits the permit application documents to the DOB.
The DOB reviews the application and grants approval for construction if there are no issues.
After DOB approval, the contractor applies for work permits. If there are no specific issues related to the contractor, the permits are issued.
Once work permits are issued, the contractor posts the permits and DOB-approved drawings on-site and begins construction. During the construction process, various inspections take place. Upon completion of the final inspection, the contractor prepares and submits a final sign-off form to the DOB.
The DOB reviews the submitted documents and, if there are no issues, issues a Letter of Completion (LOC). This letter is then submitted to the condo or co-op association or property management for record-keeping.

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Recommended Process for the Final Closeout of Remodeling Construction

Steps to avoid Pitfalls in Remodeling Residential Condos and Co-ops

General Process for Renovating (or Remodeling) Residential Condos or Co-ops

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