Pre-Purchase Consultation
Buying a home is one of the most important decisions you’ll ever make. Before you make an offer, consult with one of our registered architects—and move forward with clarity and confidence.
Cost-benefit analysis: comparing 2 different configurations for a 4-story brownstone
As experienced architects and builders specializing in brownstone and townhouse renovations in New York City, we provide expert guidance on feasibility and all aspects of residential projects.
Our buyer’s consultation typically involves 3 steps:
A. Initial Communication & Client Needs Assessment
We begin by learning about your goals, priorities, and any constraints. This also includes gathering key information about the property you’re considering purchasing. This first step typically takes place via email or an introductory phone call.
B. Site walk-through & Architectural Assessment
We’ll walk through the property with you to assess its current condition, layout, and any potential challenges or opportunities. During this visit, we’ll explore key considerations related to residential renovation, including:
1.Architectural Opportunities and Design Considerations - We’ll discuss possibilities for reconfiguring the layout, enhancing daylight and orientation, and working with historic elements such as parquet floors, plaster ceilings, or original wood moldings. These early insights can help define the character and potential of the space.
2. Code and regulatory constraints - We’ll review applicable regulations—such as NYC Department of Buildings and Landmarks Preservation Commission requirements—and how they might impact your plans. For example: Is a vertical extension possible? Would a full gut renovation trigger the need for a new fire sprinkler system?
3. Building Systems - We’ll help you understand the condition and feasibility of retaining or replacing existing systems—such as steam heating, electrical wiring, or plumbing. We’ll also touch on integration strategies for new systems, like how a ducted HVAC might be introduced at the parlor level of a brownstone without disrupting the architecture.
4. Project Schedule - We’ll outline typical timeframes for the design, permitting, and construction phases—tailored to the specifics of the property and project scope—so you can begin planning realistically.
5. Constructability – Some ideas may be highly feasible for the specific property, while others might be more complex or less practical. Our architects will help you identify which concepts are worth pursuing and which could present significant challenges, so you can move forward with clarity and confidence.
6. Initial Project Budget - If you’ve heard conflicting numbers about renovation costs, you’re not alone. We’ll provide a high-level estimate based on current market rates and project characteristics—regardless of whether you choose to move forward with us or another team.
C. Post-visit follow-up and project roadmap
Based on our experience, the site visit and conversation will likely answer many of your initial questions—and may bring up a few new ones as well. Afterward, our team will follow up to recap what was discussed, clarify any outstanding points, and provide helpful context as you continue thinking through the possibilities. The goal is to ensure you have a clear understanding of what’s involved as you begin exploring next steps.
“ Themis provided valuable insight and advice during our first consultation. He is patient, attentive, and very knowledgeable about Brooklyn townhouses and their unique needs. I highly recommend a reBuild consultation for anyone thinking about a home renovation. “
Njideka M. - Google review, 2023
Found a property you love? Bring an architect with you.
Whether it’s a Brooklyn Heights brownstone or a West Village townhouse in need of work, here are 10 things to know before you make an offer:
1
Find out if a change in legal use is required.
Changing a building’s legal use involves design, permitting, and often additional construction—since the space and its systems will likely need to be brought up to current building code and safety standards.
Planning exterior changes to a landmark?
Any alterations to the exterior of a building in a designated historic district require approval from the NYC Landmarks Preservation Commission (LPC). This often involves a detailed review process that can add time and cost to your project.
2
How much do you really need that the extra floor?
The property may have available air rights, but adding a floor in New York City can be costly. Beyond hiring an architect for a zoning analysis, consider whether the extra space is essential—expanding upward can significantly affect both your budget and timeline.
3
Expect to replace the electrical and plumbing
Unless the home has undergone a recent, full renovation, you should assume that any significant work will require updating all electrical and plumbing systems to meet current standards.
4
Consider going fully electric
Modern high-performance HVAC systems—typically heat pumps—are often installed for cooling but can also serve as the primary heating source with some adjustments. Take a close look at the condition of the existing steam boiler and piping, and weigh the benefits of replacing it with an energy-efficient HVAC system—or even transitioning the entire home to all-electric.
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How bad are the floors sagging?
While the brick structure is likely sound enough to support new loads, sloping floors or stairs can require significant work. Assess their condition carefully—leveling them can trigger a chain reaction of additional repairs that may expand the overall scope of the project.
Beware of older work that you might have to legalize.
Properties are often sold having conditions that often do not meet current building codes or with work that was done without the proper permits. If you plan to do work at the property, you might be required to address them.
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Want a passive house? Be prepared for a “gut” reno.
A passive house needs tightly sealed and well-insulated exterior enclosures, high-performance exterior doors and windows, and appropriately integrated high-efficiency HVAC systems. Upgrading to a passive house will likely require almost everything in your house —with the exception of the primary structure — to be new.
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Restore, or replace that old door?
When deciding between replacing or restoring, keep in mind that replacement is often the more cost-effective option. However, restoration is typically more environmentally sustainable—and can be well worth it, especially when working with a historic structure.
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You need more than comps before making an offer.
Consult a seasoned design professional to help you assess whether the property is truly the right fit—and what it would take to turn it into the home you’ve been dreaming of. You won’t regret it.
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