Build a Transparent, Flexible Cost Model
Start with a line-item estimate that splits structure, MEP, envelope, interiors, and contingencies. In older NYC homes, carry two cushions: 10–12% for hidden conditions (undersized rafters, obsolete wiring) and 3–5% for market volatility. Replace vague allowances with capped ranges and pre-approved alternates (A/B options) for fixtures, tile, and decorative lighting so you can value-engineer without redesign.
Milestone Payments & Change Control
Tie payments to verification points—framing, rough MEP, insulation/air barrier, and substantial completion—rather than calendar dates. Require a live change-order ledger with reason codes (hidden condition vs. owner upgrade), supplier quotes attached, and a running forecast-to-complete. Weekly snapshots prevent end-of-project surprises.
Procurement Discipline
Front-load selections that drive schedule: windows, stair system, skylights, HVAC equipment, custom millwork. Lock quotes within a 30-day window and confirm hold periods. Use a long-lead register with order/ship/arrival dates and review it at the weekly stand-up so trades never idle waiting for parts.
Protect the Envelope First
If discoveries force trade-offs, preserve safety and performance: structure, waterproofing, air sealing, insulation, and ventilation come before decorative upgrades. That order protects finishes from moisture and thermal issues that can trigger callbacks later.
Grab our budgeting templates and alternate catalogs on the NYC attic remodeling cost control page.