RAND’s standard procedure for reviewing alterations proposed by individual shareholders or unit owners is as follows:
Initial Review
- Our first step in a proposed alterations assignment is to review the plans and other documentation provided to us regarding the project.
- We then visit the space to review the existing layout and conditions related to the proposed alterations, and compare the existing space to what is shown on the plans.
- After our investigation, we prepare an initial letter report of our findings and recommendations, and we are then available to review revised submittals as required, and answer any questions.
Site Visits During Construction
RAND typically recommends that we be authorized to conduct site visits to observe the work during the pre-demolition, demolition, and construction build-out phases. Before demolition, RAND typically meets with the shareholder’s architect and/or contractor to discuss the project requirements and any potential problems. During the demolition and construction we observe waterproofing, new plumbing rough-ins, partition framing, and final completion. On most projects, a total of three or four site visits is usually sufficient to confirm that work is proceeding in general accordance with the approved plans. RAND provides written reports to the board and the shareholder’s architect and/or contractor outlining the results of each visit.
Fees
RAND’s services on plan reviews are typically billed at a base fee for up to five hours of initial consultation, followed by hourly rates for any professional services and related travel beyond the initial five-hour allotment. If we are provided with the proposed plans in advance of our review, as part of our proposal we will provide a projection of the total fee anticipated in conducting the initial review and issuing a report. Our fee for these reviews is billed directly to the cooperative or condominium with the understanding that the board will pass on the cost to the individual shareholder or unit owner after making payment to RAND.
Scope of Review
Our role in reviewing plans for apartment renovations is limited to assessing whether the proposed work will have an adverse affect on the building as a whole and/or the habitability of any units in the building. We do not conduct a comprehensive Code review or review the aesthetic elements of the plans, or the cost or feasibility of implementation. These items are the sole responsibility of the project’s design and construction team.
RAND’s Full Range of Services
As a 90-person full-service engineering and architecture firm, RAND provides expertise in exterior restoration; mechanical, electrical, and plumbing design; structural engineering; architectural design, building surveys, and energy services. For more information, please visit our website at randpc.com or contact us at 212-675-8844, info@randpc.com.