Alterations

The Board requires an Alteration Agreement to be submitted by the Shareholder and approved by the Managing Agent and the Board for any modifications to an apartment involving demolition, construction or improvements. Alterations may be classified as major or minor and involve requisite levels of documentation.  Contact our Managing Agent to determine the documentation you are required to provide for your alteration. The following describes the steps:

Prior to Approval for Construction

• Complete the agreed upon documentation requirements described below. The responsibility for documentation is shared between the Shareholder and his/her contractor.
• Submit the documentation, in triplicate, to the Managing Agent.
• If the Resident Manager views the modifications as substantial and or involving plumbing or electrical work of any sort, he will ask the building architect to review the plans to ensure that the alterations will not adversely affect the public areas, mechanical/electrical systems or the exterior of the building. There is a fee for this review, which depends upon the scope of work being considered. All architect fees will be paid by the Shareholder.  The cost for this review will be reflected in the Shareholder’s maintenance.
• Depending on the complexity of the work the approval process, following submission of the documentation can take 2 – 4 weeks. The Managing Agent will communicate the decision.

Following Approval but prior to the start of Construction:

• If approved, the Shareholder will submit a security deposit ranging from $1,500 – $6,000, payable to 300 W 23rd Street Owners Corporation. The deposit amount will depend on the scope of work being conducted. Shareholders must provide a certified, bank, or attorney escrow check to the Managing Agent.
• Submit a list of all contractors, subcontractors, vendors, etc. at least seven (7) days prior to the commencement of work.
• Notify the Managing Agent and the building Resident Manager about the work start date, at least 72 hours in advance.

During Construction:

• Contractors are allowed in the building from 9 am to 4 pm on weekdays excluding holidays. Holiday schedules will be posted by the Resident Manager.
• If plumbing work is involved, the Shareholder must replace all plumbing piping back to the riser at his/her expense.

After Construction:

• The building Resident Manager will provide final inspection and authorize the return of the security deposit.

Documentation Requirements:

• A copy of the contract of work, specifying costs, extent of work and estimated completion date.
• Plans, sections, elevations, and/or details depicting the scope of work. These documents may be prepared by a professional engineer or registered architect.
• Documentation certifying proper insurance coverage (limits to be determined by the Managing Agent).
• Provide proper documentation (for example: plans diagrams forms, NYC Department of Building (DOB) permits, applications, amendments, docket inspections, etc.) for the appropriate filing procedure minimally required under normal circumstances. (Note: DOB permits will require extra time and costs to obtain. During construction permits require additional inspections, which take time to schedule and could delay the overall plan by 2 – 4 weeks). The building architect will indicate the need for these permits.
• Provide plan of existing conditions depicting condition as they exist now. Existing conditions should include, but are not limited to, the following: walls: doors; intercom panel; electrical panel; mechanical ventilation ducts; appliances; radiators, electrical outlets & switches; beams; columns or projections; windows; site plan; building key plan, proof plan (only when applicable); etc.
• Documentation must provide written assurance that all work, specifically electrical and plumbing work, be carried out by licensed tradesmen.
• State existing size (capacity) of electrical panel and any proposed additional electrical loading contemplated.
• Provide written construction schedule timetable anticipated to achieve “substantial completion” status.
• Submit additional proper documentation for compliance with Local Law 58.
• Read and complete the  300W23 Coop Alteration Agreement