I am an architect in NYC and owner of Fontan Architecture. One type of project we do quite often is combining apartments. In this post we will review one specific project in Brooklyn Heights.
The owner of the apartment had a two bedroom apartment for several years. The neighbor in the adjacent apartment was moving and put his one bedroom apartment up for sale, so my client purchased the neighbor’s apartment so they could expand their apartment.
Brooklyn Apartment Renovation
Apartment Combination NYC Logistics
We removed one of the kitchens as is a requirement in NYC; you can’t have two kitchens in a New York City apartment. We also kept both doors, which is a requirement as well, unless you want to go through the process of getting a new Certificate of Occupancy for your building. In most case you will not have to get a new C of O when combining apartments. Additionally, your building, most likely, will not want you to get a new C of O.
We have another blog post the covers just about everything you need to know about Combining apartments in NYC.
Combining Apartment Plans Before and After
In the image below we have the before plan on the left and the after plan on the right for combining the two Co-Op apartments. One major concern for combining apartments is the layout, as you want to make sure it does not feel thrown together. We made the living room larger by merging the living room with the adjacent bedroom. We kept the location of one of the open kitchens but gut renovated the apartment so it would all be new. The new layout for the combined apartments has to flow naturally as if it were always designed to be that way. The challenge lies in the canvas and the existing conditions with which you must contend.
Combining Two Apartment into One NYC
Gut Renovation & Combining Co-Op Apartments
When combining apartments the first thing you have to figure out is what type of wall you have between the apartments. If this building has risers and utilities, this can be an issue. If the wall is a masonry or bearing wall this will add work and cost to the budget. In this apartment the separating wall was just a metal stud and gypsum board wall, so we were able to easily remove it, along with all other walls that would change.
When doing a gut renovation, it is important to have a site meeting after demolition to review the conditions. There are often surprises once we knock down and open up walls. I have found gas pipes in very unusual places, and have found empty spaces that can be reclaimed with minimal effort. We once found a 100-year old stained glass window covered by a sheetrock wall in a landmarked townhouse.
In the picture below you will see me and construction foreman reviewing the existing conditions during demolition. As mentioned, this is a critical time to meet. As an architect, I even put a note on my drawings that if the contractor does demolition and finds some discrepancies or any surprises, they need to contact us to review. You may think as architects we know where everything is, but not always; be cautious of people who give you too much certainty on knowing the hidden conditions within your walls.
NYC Architect Jorge Fontan Apartment Renovation
Brooklyn Heights Apartment Renovation
The picture below show the new apartment after we completed the gut renovation. The social spaces in the apartment were made in an L shape with the living room on one end and the dining room and kitchen opening up to the dining space.
Renovating and Combing Apartments in Brooklyn
Open kitchen and Counter Seating
The kitchen is an open kitchen with a small island. The island has an overhanging countertop with space for two stools for counter seating.
Modern Kitchen Island
Kitchen Design
The kitchen has dark wood cabinets and a light countertop. The countertop has a waterfall, which is the side piece that matches the top, this is a nice detail for modern kitchens. You can see more examples of modern kitchens here.
Modern Kitchen Renovation BK
The waterfall counter is miter cut to have a minimal seam. Miter cut means that the two pieces are cut at 45 degree angles and then put together to make a corner.
Modern Kitchen Miter Cut Counter Waterfall Detail
Master Bedroom
Brooklyn Bedroom Design
Classic NYC Photo for Home Décor
The owner had classic photos of NYC to add to their home décor, which I think was a very nice touch. One thing about New Yorkers is that we really love NY.
Classic NYC Photo Décor
Master Bathroom
The master bathroom was gut renovated with marble look porcelain tiles and a classic claw foot tub.
Brooklyn Bathroom Renovation NYC
Second Bathroom
This bathroom was completely gut renovated with modern porcelain tiles. The shower door hardware is a barn door style shower which is a great look for a modern bathroom.
Brooklyn Bathroom Renovation
Renovating and Combining Apartments in NYC
As an architect, I study design and construction, but these are complicated and quite involved issues. Every project is different and must be assessed on its own unique characteristics. This post does not assume to cover every possible issue or condition, but rather seeks to provide a general overview of the topic.
Thank you for reading our blog post on Renovating and Combining Apartments.
I hope this was helpful. Please leave questions and comments below. If you would like to speak with an architect you can contact us directly.
This post was written by Jorge Fontan AIA a Registered Architect and owner of New York City architecture firm Fontan Architecture. Jorge Fontan has earned 3 degrees in the study of architecture including two degrees from the City University of New York and a Masters Degree in Advanced Architectural Design from Columbia University. Jorge has a background in construction and has been practicing architecture for 20 years where he has designed renovations and new developments of various building types.
