Apartment Renovation
Apartment Renovation in NYC: Lofts, Townhouses, and more
In this article, we will go over New York’s main apartment types and why understanding the history, style, strengths and weaknesses of your interior space is key to extraordinary design. We will talk about the
Each interior design project is unique, depending on its characteristics, type and size. An interior design project’s typology determines its scope, budget, and timeframe as well as specific architecture and interior design considerations.
There are many different residential interior design project types. In major urban areas, like NYC, they include the renovation and design of various kinds of living spaces, such as single-family homes, brownstones and townhouses, and multi-housing units such as condominiums, cooperative apartments, and lofts.
In this article, we explore different residential interior spaces and the particular elements, design considerations and specific skills needed for each one, keeping in mind that each space is different and each client has a unique vision and style for their interior design project.
The Residential Loft
A loft is essentially an apartment in a building that has been converted from industrial or industrial use into residential. As a result, lofts tend to be much larger than regular co-op and condo apartments. They are distinguished by high ceilings, large windows, thick floors, and very few, if any, interior walls, and often feature exposed pipes and beams, ductwork, columns and brick. In Manhattan, loft apartments account for approximately 10% of all residential sales.
Because loft buildings were not originally designed for residential use, their individual units can have certain disadvantages, such as the lack of basic amenities, draftiness and the inability to hold sound. As a result, there are significant challenges to renovating a loft in Manhattan, especially when taking account of New York City's many strict building codes and requirements. Other hurdles include designing around existing columns and tall ceilings, and installing an HVAC system, which must conform to the guidelines established by the Landmarks Preservation Commission -- if the loft is located in an historic building. Other changes, such as expanding mezzanine space or adding a staircase, often requires approval from New York City’s Department of Buildings. As a result, it is likely that you will need to hire a New York-based architect, not just an interior decorator, for your loft renovation project.
Even decorating a loft's living space with furniture and finishes takes a particular eye. Because lofts often lack closets and built-in bookshelves, your interior design firm might have to create defined interior spaces by using curtains, sliding doors and screens. Loft interior design typically calls for industrial accents, furniture, and other pieces. And because the layout is open, it needs to be decorated with a cohesive color and décor scheme.
The Pre-war Apartment
Apartments in New York City built between 1900 and 1940 feature stone and brick exteriors, spacious layouts, high ceilings, parquet floors and plaster flourishes. However, renovating a pre-war property has its challenges. In addition to plumbing and electrical updates and installing central air-conditioning, the project often requires the services of master craftsmen of all kinds, including wood strippers, carpenters, plasterwork molders, tile fabricators and floor restorers. You will also need to hire an architect and/or an interior designer or interior decorator.
Old woodwork has often been painted over multiple times, sometimes with lead paint that requires special handling and disposal. Often, layers of tile and asbestos have to be removed. What is revealed underneath may be mismatched woods from different periods, which can require special carpentry skills to correct.
The interior walls of pre-war apartments in New York were made from layers of plaster and sand or cement embellished with ornamental moldings and sculptural elements that require careful restoration. The original millwork - wainscoting, baseboards moldings, and door and window casings - may be damaged, requiring highly skilled specialists to repair it. The original tilework on walls and floors often needs to be restored due to water damage from leaking pipes. Finally, the apartment’s wood flooring has probably endured heavy foot traffic for years, resulting in chips, dents and scratches that may require refinishing or replacing.
The Townhouse
New York City townhouses can be charming as well as historically significant, but renovating and decorating one is not without its particular challenges. Here are a few things to consider:
Is it located in an historical or landmarked district? If so, when you submit the contractor’s plans to the DOB, you will also have to submit any planned alterations to New York City's Landmark Preservation Commission, which requires additional applications and which must approve of the interior design project as well as the proposed materials used. Hiring an architect or specialized NYC interior designer can be very helpful to navigate the rules and regulations to achieve the desired results.
Because most townhouses are old, check for signs of damage from termites, mold and water.
Since doing work on a townhouse is not overseen by a governing body such as a co-op board, you may encounter piecemeal construction, as well as shoddy and unfinished work.
Unless the house’s plumbing and electric have been recently upgraded, this work will be an extensive part of your renovation. It might include asbestos removal and a complete wiring update to meet today’s demand for electricity and lighting.
Check for old construction methods that create unsafe conditions, such as balloon framing.
Consider the costs of adding central air conditioning.
Interior Design Considerations: The cost of furnishing an entire townhouse can be daunting, especially if you add the cost of an interior designer or interior decorator. Costs can run as high as $100 to $200 per square foot.
The Micro-apartment
A New York staple, the micro-apartment may be cost-effective and convenient, as well as cozy and charming. But you have to know how to decorate this type of space, or hire the an interior decorator or interior design service to find the perfect balance between inspiration and functionality. Don’t forget that every square inch matters. Here are a few design tips to meet the challenges of designing small interior spaces:
Create the Illusion of Roominess with Color: Use light paint colors to make the space look bigger and brighter, and metallic finishes to reflect light.
Use Pattern to Make the Space Appear Larger: Vertical stripes will make a small space appear higher and horizontal ones will make it seem wider, while thin stripes give the appearance of a stretched, extended look. You can use columns and windows with floor-to-ceiling curtains to create vertical lines. Use striped wallpaper, artwork hung in a horizontal or vertical pattern, and tall furniture to expand your interior spaces.
Lots of Natural Light and/or Mirrors: Natural lighting opens up the interior of any room, making it seem bigger. And it’s well-known that mirrors make a space larger and more open, creating the illusion of depth. They reflect both natural and artificial light during the day as well as at night.
Buy Dual-Purpose Furniture: Furniture that can help maximize the use of a small living space include trundle beds with storage underneath, bookshelves that can serve as dividers, and a dining tables that double as workspaces. Their innovative design offers needed storage space without crowding the design.
Add Lots of Layers to Create Depth: Use ample throws, pillows, throw rugs, and textured fabrics to create a sense of dimension and depth. You will see luxurious spaces can be created even within a small apartment.
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