What a gut renovation really involves
A gut renovation strips a space to its structure — and in New York's older housing stock, that's exactly when the real condition of a building shows itself. Undersized joists, illegal past alterations, dead knob-and-tube wiring, corroded stacks. The difference between a gut renovation that finishes on schedule and one that stalls for months is a contractor who has opened up enough NYC walls to anticipate what's behind them, and who has the trades lined up to deal with it immediately.
Sorbonne Construction has been doing exactly this since 2008: full gut renovations of brownstones, townhouses, and apartments across the five boroughs, as a family-run business where an owner is on site, not just on the contract.
Under one contract
- Demolition and structure — interior demolition, shoring, framing, joist replacement, steel, and layout changes.
- All-new systems — full electrical rewiring and panel upgrades, new plumbing rough-in and fixtures, and HVAC installation through our licensed trade partners, coordinated on one schedule.
- Insulation and drywall — modern insulation, soundproofing, and level finishes.
- Kitchens, baths, and finishes — kitchens, bathrooms, flooring, millwork, doors, and paint.
- Permits and inspections — DOB filings, inspections, and sign-offs managed by us; LPC approvals where required.
What does a gut renovation cost in NYC?
Published NYC benchmarks put apartment gut renovations at roughly $300–$500+ per square foot and full brownstone gut renovations anywhere from about $400 to $800+ per square foot, depending on structural scope, finish level, and landmark status. Those ranges are wide because houses differ enormously. What we commit to: a detailed, line-itemized estimate before you sign anything, honest allowances rather than lowball placeholders, and no surprise pricing games mid-project. For detailed budget breakdowns, see our 2026 NYC Brownstone Renovation Cost Guide.
How we keep gut renovations on schedule
Gut projects go sideways in the gaps between trades. Because we self-perform carpentry, framing, and finishes, and bring in our regular licensed plumbing, electrical, and HVAC partners, the schedule has no gaps to fall into. One point of contact — Marek or Sebastian — runs your job and tells you every week what happened and what's next. Our process is simple: consultation, itemized estimate and plan, construction with regular updates, and a final walkthrough where the job isn't done until you've signed off on every detail.
Brownstones are our specialty
If your gut renovation is a brownstone or townhouse, that's the core of what we do — see our dedicated brownstone renovation page for how we handle historic structures, original details, and rear additions.
Frequently asked questions
How long does a gut renovation take in NYC?
An apartment gut renovation typically runs 4 to 8 months of construction; a full brownstone or townhouse gut runs 9 to 14 months. Add 2 to 4 months before construction for design, engineering, and DOB permitting — longer if LPC or co-op board approvals are involved.
Do I need DOB permits for a gut renovation?
Yes. Any project involving plumbing, electrical, structural changes, or layout changes requires DOB permits and licensed filings. We manage the entire permitting process, including inspections and final sign-off.
What's the difference between a gut renovation and a remodel?
A remodel updates finishes and fixtures within the existing layout and systems. A gut renovation removes everything down to the structure and rebuilds — new walls, wiring, plumbing, HVAC, insulation, and finishes. Gut work costs more up front but leaves you with an essentially new home inside the original shell.
Can you work in co-op and condo buildings?
Yes. We handle alteration-agreement requirements, board document packages, insurance certificates, and building work-rule compliance as part of the project.
How do you handle surprises found during demolition?
We flag them immediately, document them with photos, and price the fix as a written change order before doing the work — you approve every change before it happens. Experience with NYC's housing stock also means we anticipate most of the common ones in the original estimate.
Get a free on-site estimate
Speak directly with the owners — no salespeople, no pressure. We visit your property, walk the scope with you, and follow up with a detailed written estimate.
Request a Free EstimateMarek (917) 658-2047 Sebastian (917) 562-1257