Key Factors in a Luxury Condo Renovation

It’s been long overdue. You are tired of the commute into the city each workday. You see yourself walking to the local restaurant, or running errands without driving 30 minutes between stops to do
them.

A lot of us are choosing a different life from the suburban ideal we grew up with. That’s what makes the idea of condo living in the DC metro area so attractive.

If you are looking to purchase a condominium (condo) in a neighborhood you’ve been dreaming about, that is fantastic. But before taking that step, you need to understand how condo ownership and condo living differ from single-family detached home living. With these unique differences in mind, you can make an informed decision as you look to purchase and renovate a luxury condo.

Here in Metro Washington DC, we are finding that more and more people are choosing this option as they downsize from a suburban estate. Maybe you’re already in a neighborhood that you love but want more amenities. Or, perhaps you just want a connection to a vibrant neighborhood that you have come to enjoy. Whatever the reason, “Right Sizing” to a condo could be an exciting adventure.

It’s been long overdue. You are tired of the commute into the city each workday. You see yourself walking to the local restaurant, or running errands without driving 30 minutes between stops to do them.

A lot of us are choosing a different life from the suburban ideal we grew up with. That’s what makes the idea of condo living in the DC metro area so attractive.

If you are looking to purchase a condominium (condo) in a neighborhood you’ve been dreaming about, that is fantastic. But before taking that step, you need to understand how condo ownership and condo living differ from single-family detached home living. With these unique differences in mind, you can make an informed decision as you look to purchase and renovate a luxury condo.

Here in Metro Washington DC, we are finding that more and more people are choosing this option as they downsize from a suburban estate. Maybe you’re already in a neighborhood that you love but want more amenities. Or, perhaps you just want a connection to a vibrant neighborhood that you have come to enjoy. Whatever the reason, “Right Sizing” to a condo could be an exciting adventure.

Condo or co-op living can be an excellent choice for quality of life. If you like the idea of trading free time to travel and enjoy leisure activities, for yard work and exterior maintenance, condo living is an excellent choice.

Technically and legally, condo ownership breaks down into individual ownership of the unit itself and joint ownership of common areas. Condo ownership is different from co-op ownership. In a co-op, you own shares in a corporation that gives you the right to occupy a unit in the co-op owned building. As an example, Watergate is a cooperative complex.

Once you’ve decided that either condo or co-op living is right for you, the days spent on property maintenance will soon be behind you. Instead, you will gladly pay an association fee so you may regain all of your coveted free time.

Now it’s time to consider your condo options. You like the character of those stately old buildings in your town. Or perhaps a newer building with clean lines and light everywhere would be more appealing. Whatever style of condo building you choose; you are ready to make the transition.

As you explore the available condo units for sale, you discover that many of them need some work to become the home of your dreams. If the location, the building, and the amenities offered are all that you are looking for, don’t let the thought of a renovation project stall your enthusiasm for moving ahead with a purchase. Understanding what is involved in a condo renovation will make the decision much more comfortable and add the confidence that is necessary to complete the purchase.

Working with Condo Boards and HOAs

The required approval of a condo board may be one reason why you have not made this move sooner. Condo boards sometimes have a reputation for being something you’d rather avoid when requesting changes to your condo. But when looking to purchase in a building and making renovations, the condo board is unavoidable and does not have to be an obstacle.

Be sure to read association documents carefully during the purchase process, so you understand the expectations and regulations regarding interior renovations. While you will have much more freedom within your own apartment, some structural and perhaps even design decisions will require condo board approval.

You can make the experience much more pleasant by using the resources of a knowledgeable designer and renovation professional. Look for someone familiar with condo renovations; someone who has prior experience working with condo boards.

There are also local building codes to consider. Working with pros who understand condo renovation can save you time and spare you a lot of anxiety. Legal codes and condo building restrictions can also be challenging. Logistics like parking and elevator usage during the renovation project must also be considered as part of the renovation project plan. Let the pros eliminate that anxiety!

With a clear understanding of condo living and condo ownership, let’s take a look at the design/build considerations you’ll want to be aware of as you look at buying and remodeling in a condominium.

There are some things that you love about where you live now. Maybe it’s the way light floods the kitchen in the early afternoon. Perhaps your room and ensuite bathroom are an oasis you’ve taken the time to get just the way you want it.

Start making a list of aesthetic elements that are a must-have in your condo and which ones are optional. Considering your requirements before you meet with a design/build company can help streamline your condo renovation experience.

Never the less, there are structural considerations as you look forward to buying and remodeling a condominium unit.

Behind the Studs and Drywall

Since condo units generally are sitting one on top of the other, plumbing usually is uniform along a predictable path within the building. So while you can definitely do kitchen, laundry, and bath remodels, you may be fairly limited as to where these rooms and features are located.

Sprinkler systems will also need to be accounted for. Location and placement are likely dictated by local ordinances. Depending on what condition the unit is in and when sprinklers were last updated, you may need to add sprinklers or relocate them.

Alarm systems are another consideration. You may be used to your own personal burglary and fire alarm systems. Most condos do not allow personal alarm systems but have systems that are connected to fire and police departments on a condominium-wide integrated system.

When remodeling in an older building, be aware that asbestos abatement might become an issue. If no information is available, you can test for asbestos during the typical contract inspection period. Asbestos removal can be costly, so you will want to negotiate with sellers if the unit you are purchasing is found to contain asbestos.

Creativity Within the Condo Association Rules

DC area realtor and co-op owner Meg Crowlie gives some good advice: “In an older condo building, think carefully through any renovations that might be needed. Interior spaces can be moved, but generally, condo and co-op buildings have restrictions on the location of plumbing, window styles, lighting placement, and HVAC systems.

Crowlie continues, “Remember to consider that many condo associations are looking for uniformity from the outside. Owners often are prohibited from changing windows or exterior doors, and many associations regulate the type and color of window coverings so as to provide consistency on the exterior as a whole. Buyers have to be sure that they understand the restrictions outlined in the condo documents provided by the seller at the time of making an offer and be sure that they can live with certain design features and restrictions.”

It is a good idea to have a reputable design and renovation professional look at the space before making a final decision. And again, read through the condo regulations, so you know what is possible, and what is not before making a purchase in an established condo building.

In the suburbs, you waved at neighbors, but beyond that, the interaction was minimal. During construction, neighborliness takes on some added significance compared with doing work on a single detached home. When you have a large driveway of your own, contractors and subcontractors can come and go without causing too much disturbance. That’s not how it works in a condo renovation.

Work in a condo will involve arranging for parking for the tradespeople who will be involved, and navigating elevators, hallways, and other common space without damage or disruption to the other building occupants.

People who live in condos are conscious of damage to carpets and walls in common areas, so your contractors will need to protect the path from parking to the condo unit when construction is in process. Again, hiring a design/build company with experience in condo renovation is highly recommended. They are used to managing a renovation under the restrictions of the condo board, and watchful eyes of condo staff.

Construction standards vary somewhat between localities. Your design/ build company will be aware of these but should also have access as soon as possible to the condo association construction guide. You will need to design within these guidelines. Many condo associations will have an architect or building engineer review the proposed design and construction drawings to ensure they conform to the building standards.

A renovation company with experience in condo work should be able to offer a cost/benefit analysis to deliver precisely what you are looking for, or alternatives that will work within the parameters of your needs and the condo association guidelines.

What are you looking for? Historic charm or more of an empty canvas?

Modernism

For an empty canvas, consider recent construction. If you have a subscription to Dwell magazine, modern is the style for you. You’ll have wide open floor plans and rooms soaked with light from floor to ceiling windows (or close to it).

It might be that major remodeling would not be necessary. You would most likely only need to add architectural details or discretionary amenities (gas fireplace, custom shelving and cabinetry, custom woodwork and doors, custom lighting fixtures, extra wine chillers near the kitchen).

There are trade-offs to consider. Without the right finishes, open floor plans and clean lines can feel sterile and uninviting. But with the right design and renovation partner, you can plan a space that is both open, vibrant, and infused with your personal style.

Legacy

Here in DC, there are legacy buildings with lots of grandeur and fascinating history-character in the best sense of the word. Buildings like The Watergate, The Dresden, and Wardman Tower offer much more than walls and a ceiling overhead. Also, the size of units in older construction tends to be much more generously proportioned than in new construction buildings. Many of these legacy buildings have been well preserved, are worth the investment. These are the quintessential “good bones” that design and renovation professionals love to work with.

Renovation Logistics to Consider

Whether looking for modern or legacy space, you’ll want to work with a company that is a condo renovation specialist because of condominium renovation logistics. Along with the permitting process and association approvals, other considerations will affect timeframes and project costs.

Construction activity must be carried out during prescribed hours set by the building manager. This may limit the actual number of working hours per day due to the need for set up and cleanup of not only the construction area but of common areas in the building and the loading dock. Parking and access to elevators may be limited and cost extra. Because of such limitations, what seems like a reasonably straightforward kitchen remodel may take longer to complete than you remember it taking in your single-family home.

The company you work with must understand the requirements of condo renovation. They need to communicate with staff and neighbors in adjacent units, discussing and acting on expectations concerning noise, dust, the timing of hallway traffic for material delivery, and removal of construction debris.

You are well on your way to the lifestyle your home in the burbs has been keeping you from! With a solid base of knowledge in place, you are ready to take the plunge to purchase and renovate a condo unit in the building of your dreams.

Is renovation worth it? Will it make a positive impact on resale? Speak to your realtor but consider the value of the condo after the renovation, and not merely the value of other condos in the building at resale. Also, consider that renovation is a one-time cost, and you will be able to enjoy that space while it increases in value over the years.

It would be a mistake to think that your contractor could successfully use a “one size fits all” approach for your new condo. Hire the right type of renovation company. A full-service company will provide architectural design, interior design, construction, AND construction management to ensure that the renovation proceeds according to your expectations and those of your neighbors and condominium staff.

Understand the process, do your homework, and select a company with a proven track record of condominium renovations. With all of this in hand, you will be ready to renovate!