Should we hire an architect before closing on a co-op?

Last time we met Tabitha, whose family recently closed on an apartment at Seward Park Cooperative on Manhattan's Lower East Side. (Welcome to the neighborhood!)

Tabitha is excited. She'll have more space to herself, more storage, and a little more distance from the three gross boys with whom she resides. (She loves them all dearly, of course, but boys are, well, gross.)

In Part 1 of this series, we reviewed the waiting period between closing and the start of a renovation. That timing depends on the building, the neighborhood, whether it is a co-op or condo, and the scope of the proposed work. As we move through this series, we'll continue to unpack each of those variables.

We learned that, in a best-case scenario, Tabitha and her family will still have to wait at least four to five weeks after closing to ensure their plans are approved by the Department of Buildings (DOB), Seward Park's Board, and the other parties involved in the process; that permits have been pulled; and that neighbors have been notified before work begins. (Hello, neighbor. Please pardon the banging next door for the next six months!)

But in Tabitha's case, she's already eliminated one variable that could otherwise disrupt the timeline entirely.

She used NYC Service Pro, which gave her access to trusted, recommended architects, general contractors, and other professionals who could guide the process. Her family also had their eye on this apartment for quite some time and knew a renovation would be part of the purchase.

So, shortly after their offer was accepted, they engaged an architect.

That gave the family valuable runway between accepted offer and closing: time to conduct due diligence, select and retain the architect, arrange access to the apartment for measurements, and begin schematic design. Those early conversations and measurements ultimately led to a real set of architectural plans—not just a pie-in-the-sky wish list.

Here's the caveat: Starting early gave Tabitha and her family a head start, but the architectural plans were still subject to Board and DOB approval. Not to mention that, if the family ultimately decided not to close on the apartment, they would assume the risk of hiring an architect before closing.

However, suppose Tabitha and her family retained an architect and then decided to walk away from the deal. Better to have spent a few thousand dollars exploring a concept than a few million (or, admittedly, a lot less—but the parallel use of "few" was too elegant to resist) on an apartment that ultimately wasn't the right fit.

By starting early, the buyers are able to hone a vision and eliminate considerable uncertainty. They learn:

• What is likely possible?
• What requires a permit or Board review?
• Which activities are most likely to affect schedule and budget?

That early work—or due diligence—involved measuring the apartment, reviewing available building records, comparing the existing condition with City records, identifying likely code issues, and learning the co-op's alteration rules. Working with an architect who has previously worked in—and with—the building can also help safeguard against surprises or undelivered promises.

The timing advantage is real.

Had Tabitha waited until after closing to hire an architect—or worse, to begin interviewing architects—she could easily add another 12–15 weeks to the process, and that's being generous. If the entire process stretches to 20 weeks (about 4½ months), and the carrying cost on the new apartment is $5,000 per month, it will cost the family more than $20,000 simply to hold a vacant apartment while waiting to begin construction.

This is Part 2 of the More For LES Renovation Series. Click here to read Part 1.