Renovating a high-end luxury apartment in New York City can be a complex and time-consuming process that requires meticulous planning and architectural/ interior design. From the initial design phase to the approval process and the construction phase, there are several stages involved in a successful renovation project. The timeline can vary, but typically takes between one to two years.

We know! Many are shocked when they first learn this. Obviously, the timeline is greatly affected by a host of variables. We speak only of the high-end, typically gut renovations here in New York City that we specialize in, but in general, the process is more time-consuming than many would expect. 

The first stage of a high-end renovation project is the design phase, which involves working with an architect and interior designer to create a vision for the space. During this stage, the designer and client will collaborate to discuss goals, requirements, budget, and timeline. A high-end renovation’s design process typically takes four to six months and involves several stages, including a site survey, conceptual design, and design development. These phases are crucial for creating a luxurious, functional, and thought-out living environment.  It is here that the showrooms are visited, and final selections for all materials, finishes, fixtures, and lighting are selected.

This is followed by the assemblage of a full construction set that contains all information, drawings, details, and specifications required for the bidding and construction of the project.

After the design phase, the project enters the approval phase, which can in some cases, run currently with the end of the design phase.  Here the architect works to obtain necessary permits and approvals from local authorities, co-op or condo boards, and building management. The approval process can take between eight to twelve weeks and requires careful attention to detail. This phase is crucial for ensuring that the renovation project adheres to New York City building codes and regulations, and get approved in a timely manner.

Once the approvals have been obtained, the construction phase can begin. The length of this phase will depend on the scope and scale of the project, as well as any unforeseen issues that may arise during construction. However, a typical high-end apartment renovation project takes between eight to and ten months. 

The construction of larger and more complex jobs can easily exceed 12 months.

Renovating a high-end luxury apartment in New York City requires a team of architecture, design, engineering, and construction experts. Careful planning and attention to detail will allow for smoother construction and a higher-quality end product.  But it is important for our clients to understand that the process does take time.  

PassiveHouse design is a set of principles and standards that aims to create highly energy-efficient buildings that require very little heating or cooling. These buildings are designed to provide a comfortable living environment for occupants while reducing energy consumption and associated costs. In this blog post, we’ll take a look at the five key principles of PassiveHouse design, their benefits, and why they’re so important for modern building design.

The first principle of PassiveHouse design is airtightness. This means that the building envelope must be designed to minimize air infiltration and exfiltration, which can result in significant heat loss. An airtight building envelope can significantly reduce the need for heating and cooling systems, leading to lower energy bills and a more comfortable living environment.

To achieve airtightness, builders use materials such as air barrier membranes, tapes, and sealants. Careful attention is also given to details such as junctions between different building elements, windows, doors, and service penetrations.

The second principle of PassiveHouse design is insulation. Proper insulation is critical to reducing heat loss through walls, roofs, and foundations. The type and thickness of insulation used depends on the climate and other factors, such as the building’s orientation and size.

Insulation materials commonly used in PassiveHouse design include expanded polystyrene (EPS), extruded polystyrene (XPS), and mineral wool. To achieve maximum insulation performance, insulation must be installed without gaps or voids.

The third principle of PassiveHouse design is ventilation. A balanced ventilation system is used to provide fresh air to the building while retaining heat. In a balanced ventilation system, fresh air is brought into the building through a heat recovery ventilator (HRV) or energy recovery ventilator (ERV). This system extracts heat from the outgoing air and transfers it to the incoming air, reducing the energy needed to heat the building.

The fourth principle of PassiveHouse design is the use of high-performance windows and doors. Windows and doors are a significant source of heat loss, so using high-performance options is essential. Triple-pane windows with low-emissivity coatings and insulated frames are commonly used in PassiveHouse design. Doors with high insulation values are also used to reduce heat loss.

The fifth principle of PassiveHouse design is the avoidance of thermal bridges. A thermal bridge is a section of the building envelope that conducts heat at a higher rate than the surrounding area. Thermal bridges can result in significant heat loss and can create cold spots and condensation.

To avoid thermal bridges, builders must pay close attention to details such as junctions between different building elements, window and door frames, and service penetrations. Materials with low thermal conductivity, such as wood or insulation, are used to break the thermal bridge and reduce heat loss.

There are numerous benefits to PassiveHouse design. Here are just a few:

1. Lower energy bills: PassiveHouse design can significantly reduce the need for heating and cooling systems, resulting in lower energy bills.
2. Improved comfort: Airtight construction and balanced ventilation systems can create a more comfortable living environment, with more consistent temperatures and improved indoor air quality.
3. Health benefits: Good indoor air quality has been linked to improved health outcomes, including reduced respiratory problems and allergies.
4. Environmental benefits: PassiveHouse design reduces energy consumption, which leads to lower carbon emissions and a smaller carbon footprint.

PassiveHouse design is an effective way to create energy-efficient buildings that are comfortable, healthy, and environmentally friendly. k-da is committed to designing responsibly and has LEED and PASSIVE HOUSE-certified designers to help you decide what is the best design strategy for the job.

Interior design and decorating services are often used interchangeably, but they actually refer to two distinct professions. While both aim to improve the look and functionality of a space, they differ in their focus and approach. Understanding the difference between the two can help you choose the right professional for your needs. In this post, we’ll explore the definitions, roles, tasks, skills, and differences between interior design and decorating services.

Interior design refers to the art and science of creating functional and aesthetically pleasing spaces. Interior designers work with clients to design and plan interior spaces that are safe, functional, and meet the needs of the people who use them. They are responsible for the layout, structural changes, materials selection, lighting, and other elements that make up the overall design of a space.

The role of an interior designer is to create a space that is both functional and visually appealing. They work closely with their clients to understand their needs, preferences, and budget. They also consider the architecture of the space, the natural lighting, and the overall flow of the space. Interior designers may work on a variety of projects, including residential, commercial, hospitality, healthcare, and educational spaces.

Tasks that an interior designer may do include:

• Creating a design concept and mood board
• Measuring and assessing the space
• Developing floor plans and space planning
• Choosing color schemes, finishes, and materials
• Managing contractors and overseeing construction
• Project management

To become an interior designer, one needs a degree in interior design or a related field. They should also have strong design skills, knowledge of building codes and regulations, and excellent communication and project management skills.

Decorating services, on the other hand, refer to the selection and arrangement of furnishings, accessories, and decorative elements within a space. Decorators focus on the aesthetic elements of a space, rather than its function or structure. They work with clients to choose furniture, lighting, art, and other decorative elements to create a cohesive and visually appealing design.

The role of a decorator is to enhance the style and look of a space. They may work on a variety of projects, including residential and commercial spaces. Decorators work closely with their clients to understand their style preferences and budget.

Tasks that a decorator may do include:

• Selecting furniture, fabrics, and decorative accessories
• Choosing color schemes and paint colors
• Hanging artwork and arranging decorative elements
• Shopping for furniture and accessories
• Creating a cohesive design concept

To become a decorator, one does not necessarily need formal education or a degree. However, many decorators have a background in design or art, and they should have a strong sense of style, color, and design principles. They should also have excellent communication and organizational skills.

While both interior design and decorating services aim to improve the look and functionality of a space, they differ in several key ways. These differences include:

1. Focus: Interior design focuses on the function and structure of a space, while decorating services focus on the aesthetics and decorative elements.
2. Scope of Work: Interior design includes structural changes, such as moving walls or changing the layout of a space, while decorating services focus on surface-level changes, such as selecting furniture and accessories.
3. Planning Process: Interior design involves a more extensive planning process, including creating a design concept, developing floor plans, and managing construction. Decorating services focus on styling and arranging furniture and accessories.
4. Timeframe and Budget: Interior design projects tend to be more time-consuming and expensive than decorating services. This is because interior design involves more extensive planning and construction work.

In summary, understanding the differences between interior design and decorating services can help you choose the right professional for your needs. Interior designers focus on the function and structure of a space, while decorators focus on the aesthetics and decorative elements. Interior design involves a more extensive planning process and may include structural changes, while decorating services focus on surface-level changes. Interior design projects also tend to be more time-consuming and expensive than decorating services.

Whether you need a major renovation or just want to freshen up the look of a room, hiring the right professional for the job is crucial. Consider your goals, budget, and timeline when deciding between an interior designer and a decorator. No matter which you choose, make sure to work with someone who has the skills, experience, and communication skills to bring your vision to life. With the right professional by your side, you can transform your space into a functional and beautiful environment that meets your needs and exceeds your expectations.

Interior design and architectural services are two essential elements that work together to create a cohesive and functional design for any building project. While some may assume that they are separate services, it is crucial to coordinate the two aspects to achieve the desired outcome. In this blog post, we will discuss the importance of coordinating interior design with architectural services and the benefits of hiring an all-in-one solution.

Interior design and architecture are two disciplines that are intrinsically linked. The interior design of a building is an essential component of its overall architecture, and the two must be integrated seamlessly for a functional and aesthetically pleasing design. Without proper coordination, the design elements may clash, leading to an unsatisfactory outcome.

When interior design and architectural services work together, the result is a cohesive design that meets both the functional and aesthetic needs of the client. For example, an interior designer may choose a specific color palette for a space that complements the architectural elements. A well-designed interior can enhance the architecture, making the building more functional and visually appealing.

An all-in-one firm that offers both interior design and architectural services can offer a seamless experience for clients. Here are some of the benefits of hiring an all-in-one firm:

• Convenience: With an all-in-one firm, clients can access both architectural and interior design services in one place. This saves time and simplifies the design process, reducing stress and confusion.
• Efficient communication and collaboration: When both services are offered in one place, communication between the two teams is streamlined. The design team can work closely together, making changes to the design as needed, resulting in a cohesive and effective design.
• Consistency in design: With an all-in-one firm, clients can be sure that the design will be consistent throughout the project. The interior design will complement the architectural elements, resulting in a cohesive design that is both functional and aesthetically pleasing.
• Cost-effectiveness: An all-in-one firm can be more cost-effective than hiring separate architectural and interior design firms. This is because the firm can manage the project as a whole, reducing the likelihood of miscommunication and reducing the need for additional contractors.

When looking for an all-in-one design firm, there are several factors to consider. Here are some things to look for:

• Experience: Look for a firm that has experience in both architecture and interior design. A firm with a good track record will be better equipped to handle your project and provide a high-quality outcome.
• Strong communication skills: Communication is key in any design project. Look for a firm that has strong communication skills and values client input throughout the design process. When interviewing firms ask for examples of their communication tools or sample client presentations of a similar project.  This will help to get a sense of what it will be like to work together. 
• Portfolio showcasing successful projects: It is always helpful to have a track record of success. Seeing completed projects and talking to past clients can be a great way to gauge if the firm will be able to realize your project. There are times when a firm that specializes in one type of project, could bring a unique perspective and derive interesting solutions to another, so do not be too quick to dismiss teams that do not an exact replica of a project that you would like to do.

The line between an interior designer and an architect is blurry – particularly in New York City where a bulk of the residential design work is apartment renovations.  Putting together the right team for the project is of the utmost importance, and when looking to do a high-end residential project consider hiring a firm that does both interior design and architecture as the synergy between the disciplines can provide for a smoother process and a higher quality outcome.

The famous designer Charles Eames said, “The details are not the details. They make the design.” If you have not been through a design process, you may not have heard of the concept of architectural detailing, yet it may be the most crucial part of a design.

Architectural detailing is exactly as it sounds—the process of giving care and attention to tiny details in a space’s design, both interior and exterior. Architectural detailing falls into two main categories: technical detailing and design detailing.

Technical details have to do with the performance of a building and the assembly of the components; for example, all of the drawings and specifications that work to keep water out are examples of technical detailing.

The second type of detailing is design detailing, which is just as precise and technical as technical detailing but has to do with the design elements of a building. Examples of these would be drawings of how different materials interact or resolve or a specific lighting detail used to create a special moment.

Most details fall into both categories as good design is one that marries the performance with the design; with form and function not as competing forces but ones that work in harmony, both enhancing the other.

In broad strokes, anytime there is a transition of any kind, whether a change in material, direction, window, corner, or function, you will need a detail to explain how that transition will work from a technical and design perspective.

At its core, a building needs to perform. It has many jobs; it needs to keep the cold out, its inhabitants dry, keep the air fresh, the food cold, take the poop out, keep the noise from transferring – to name a few. These performance goals are achieved in large part by good detailing.

Understanding how insulation, due points, wiring, plumbing, structural components, and interior and exterior finishes will interact, stand up, and come together to create a building is one the most critical aspects of an architect’s job. Coordinating the consultants and detailing the interactions between these different systems makes up a substantial part of the design process and pre-construction time.

A central element of architectural detailing is simply making sure materials and their spaces are in harmony. Many designers have a natural eye for this—they can take a quick look at a blank canvas of a room or empty lot and quickly put together a mix of sizes, colors, and textures in the architectural design that aligns the space. When they’re done, everything seems to be in balance in a way that’s exceptionally pleasing to the eye.

The thought that goes into each of these decisions—hundreds or thousands of them, total— captures the essence of architectural detailing. It’s why professionally designed spaces often look seamless and elegant, while DIY spaces can feel just a little bit off with no clear explanation. In many cases, the key is aligning materials and geometry and understanding transitions and material properties. To do this correctly takes time, forethought, and many drawings to communicate how the assemblies will come together.

Carrying typical design details throughout a project helps give a sense of harmony to a design, like a repeated theme in an orchestral piece, consistent detailing and variations on a theme work to create a holistic understanding of belonging and completeness.

Well executed detailing costs time and money in design fees but pays for itself many times over.

In the short term, good detailing can lead to a smoother construction process. Thinking through the smallest elements in a space ensures that contractors are prepared for the work that goes into the build itself. There are fewer miscommunications and shortcomings when every step is accounted for in the plans. This typically leads to more precise bids, cuts down on change orders, and limits construction cost overruns.

For developer projects, well-detailed buildings lead to a sense of thoughtful design that gives an air of quality to a project. This can be leveraged for faster sales, less risk, and a high price per square foot. In addition, it’s easier to convince buyers that the bones are good when the care of the design can be seen and felt.

As a final benefit to the people who enjoy the space once it’s finished, architects that put thought behind every detail in their creations are more likely to leave a space that holds up to normal wear and tear over time. The time and care invested up-front in the process lead to fewer issues with maintenance and renovations long-term.

Lastly, part of the magic of architectural detailing is that most people overlook it. As we mentioned above, you’ll probably notice if something in the details went wrong, but you won’t typically notice if all the details come together perfectly. Instead of putting your finger on specific elements that work in the space, you’ll have a general sense of cohesion and design success.

Next time you have this feeling, give a quick mental nod to the designer behind the space who nailed the architectural details.

As COVID-19 restrictions continue to loosen up across the US, it’s clear that many elements of daily life will have changed long-term. We’re seeing a similar trend in the design space—throughout the last year and a half, consumers spent more time at home than ever, giving them time to reevaluate their priorities for residential space.

Here are a few of the trends we’re seeing in post-COVID high-end New York City residential design, and what they mean for consumers and designers.

Unsurprisingly, being stuck at home for a year gave many people an outsized appreciation for homes with spaces beyond just bedrooms and living rooms. Specifically, the value of having a home office has become clear. So did the value of flex spaces, like a bonus room to use as a second office or a loft for a makeshift gym. 

While these items may have been seen as luxury spaces in years past, the overnight transition to a work-from-home atmosphere made these spaces essential in many households. Those without the benefit of an office or flex space were forced to make do with bedrooms, closets, and other locations where their presence infringed on the room’s actual purpose. 

Expect to see residents choosing homes and apartments that have these flex spaces in the months and years to come, especially as we see whether more companies embrace remote work permanently.

COVID-19 also left us with a heightened sense of our own privacy at home—or lack thereof. Living in an apartment complex with hundreds of other people highlighted the challenges of sharing building access with so many other people. Residents may have had to pass someone daily in the stairs or elevator just to get back to their own private space.

With this in mind, we’re seeing a resurgence in the luxury townhouse market and a preference for residences with private entrances. While passing strangers on your way to your front door may not have been much more than an inconvenience in the past, the safety concerns throughout the pandemic may sway residents to reconsider spaces without that extra level of privacy.  We are seeing people trading the views and amenities available in high-rise apartments for the true luxury of privacy.

Lastly, as you’ve likely heard if you pay any attention to news or social media, both residential and commercial spaces are seeing increased costs and lead times for new construction and renovations. Fortunately, this is likely a short-term problem due to challenges to supply chains over the last year and a half. 

In any case, many residents today are having to put home projects on hold to wait out the delays or hope for cheaper materials in the months ahead.

Ultimately, only time will tell what the architecture and design worlds will look like in a post-COVID environment. While these trends seem to have been foreshadowed by the events and opinions that emerged during the pandemic, it’s also possible that design will enter its own roaring 20’s-esque renaissance and take us in a direction we couldn’t have predicted.

We’ll be watching the trends to continue to share what we’re seeing in the high-end residential design space.  If you have any questions about the best way to build or modify your home or development – we are here to help!

Our lives have been profoundly affected by the 2020 pandemic – in ways big and small.  As we look forward to the future, we need to be thinking about what the new normal will look like.

How does design react to a once in a generation pandemic?  Should it?

How do we reevaluate standards and practices to better accommodate times when social distancing is required?

What types of infrastructure and architectural programs are now more important aspects of both public and private spaces?

These big questions will be wrestled with for the foreseeable future, and k-da is actively developing new models of city and country living that work to address them.

Our friends, colleagues, and former heads of Parson’s School of Constructed Environments at LTL have developed the excellent Manual of Physical Distancing. True to form, LTL does an excellent job of applying design and spatial thinking to the problem, and it is a valuable resource for those interested in learning more about how architecture is responding to the issues of the day.

Like any old profession, Architecture is rife with a dense jargon that can sometimes make it difficult for an outsider to understand what an architect is trying to say.  We do our best to avoid confusing our clients, but we are not immune to this and have been known to use the native language of our people.  It should be said too, that these words, shorthands, and concepts have been created for a reason, and if you are embarking on a project, we do try to make sure some of these basic words and concepts are explained.

A new resource has just been made that will make this much easier.  A full Architectural Dictionary!  We will be pointing all future clients to this to use in case anything we say needs some translation.