Why Pay the Co-op’s Architect When You Already Have Your Own?

Two architect bills can buy different work

You’ve begun discussing a safe-room retrofit for your apartment and allowed for an architect in the budget. Then the managing agent mentions another architect’s review fee. Why are you paying again when someone is already designing the work?

Start with whom each professional serves. Your architect develops your proposal and the agreed submission. The building’s reviewer assesses the proposal on behalf of the co-op. Those appointments can involve the same documents without being the same service. Paying a building review charge does not, on its own, give you someone who will design the project for you.

This guide concerns New York City co-op renovation costs. Whether your particular proposal can proceed, what approvals it needs and how the professionals handle sensitive information require project-specific advice. A general apartment review service is not evidence of safe-room design expertise.

Ask what your own architect will take through review

Ask prospective architects to separate design work from the work of preparing a building submission, answering comments and coordinating revisions. Which parts are included in their fee? If the building asks for another submission, what happens to the appointment and price?

As an example of the owner-side service, Lenka Ilic Architecture describes reviewing a building’s alteration agreement and preparing submissions for management, the board or the reviewing architect. Its service description treats building approval and Department of Buildings approval as separate stages. That is useful when reading a proposal headed approvals: ask which stages the quoted scope actually covers.

For a specialist retrofit, also name who coordinates with the specialty firm. An architect’s general apartment-renovation service description does not establish that they have accepted responsibility for the room’s specialist design or performance.

Find out what the building’s reviewer is being asked to do

Ethelind Coblin Architect describes reviewing alterations for co-ops and condos, considering effects on the building and commenting on building standards as well as code requirements. It also describes milestone visits and field reports when requested by the building. A review charge may therefore relate to more than reading the first submission; ask management what the appointment covers in your building.

Suppose your own architect’s quote includes preparing the initial package, while management’s estimate includes its reviewer’s examination and later visits. Comparing the two totals as if each bought a complete design would miss the distinction. Request a plain description of each service and who will explain additional charges before they arise.

Separate a review deposit from the final cost

The New York City Bar’s 2010 model co-op alteration agreement illustrates several different payments: a security deposit, a managing-agent processing fee and a review deposit paid on account of professional and other expenses. It also distinguishes the shareholder’s submitted plans from the corporation’s review. This is a model document, not your building’s agreement or a current fee quotation.

Ask management for the current documents and a written explanation of every requested payment. Which amount is a fee, which is a deposit, what expenses may be charged against it, and how are balances reconciled? Ask your own advisers to explain the actual agreement before you sign. Do not treat a deposit figure as a guaranteed ceiling on the project’s review costs.

Keep building review and government approval clear

NYC’s Department of Buildings identifies registered architects and professional engineers as registered design professionals and explains their role in required plans and permit applications. Establish with the appointed professional which filings apply to your proposed work. A charge described as building review does not tell you that government filing work is included.

A useful budget conversation follows the work: who prepares the proposal, who handles building comments, who coordinates any required government submission, and who handles the agreed completion records? Ask each party to confirm its own part. Leave technical conclusions and applicable requirements with the qualified professionals.

Get the two scopes clear before comparing totals

Bring your architect the building’s current requirements early in the appointment discussion. Ask for a fee proposal that makes its allowances, exclusions and response work understandable alongside management’s separate charges. If an estimate is incomplete, identify what information is needed to refine it rather than inventing a typical allowance.

Our vetted experts bring field experience and specialist-provider relationships to early retrofit conversations. Submit an inquiry if you want help clarifying where the specialty firm fits alongside your apartment team. Your architect, managing agent and legal adviser should resolve the building-specific appointment and agreement questions.