Planning & maintenance · NYC & Long Island
Pre-construction planning and maintenance in NYC and Long Island
Before you sign a lease or a contract, Elite helps you scope the work, plan the budget, and map the approvals. After handover, we handle repairs and upkeep for the spaces we build.
- Commercial and residential
- Free site walk
- $2M liability + $5M umbrella
- NYC & Long Island
In short: Most budget and schedule problems in NYC construction start before demolition: a lease signed without a real estimate, a missing permit, or after-hours work nobody planned. Pre-construction planning checks scope, approvals, and schedule first, with a free site walk and a written, line-item estimate. Elite works across New York City and Long Island, where permits and licensing follow town and county rules.
Why plan first
Four things to check before you commit
Each of these can change your budget or opening date.
Your allowance vs. your real scope
Compare your landlord’s TI allowance and work letter with a line-item estimate before you sign.
What needs a permit
Structural, exit, and fire-rated wall work needs a DOB permit; painting, plastering, and new cabinets do not.
Work hours
Work before 7 a.m., after 6 p.m., or on weekends needs a DOB After Hours Variance, filed at least three business days ahead.
Who is licensed for what
Check licenses before you hire: DOB licenses electricians and plumbers, and DCWP licenses home improvement contractors.
3 business days
Minimum lead time to file a DOB After Hours Variance.
Source: NYC DOB, After Hours Variances
14 days
One After Hours Variance can cover any number of days within a 14-day window.
Source: NYC DOB, After Hours Variances
$200
Residential home improvement work above this amount requires a DCWP-licensed contractor.
Budgeting
Questions to answer before you sign
Elite does not publish prices, because costs change and every space is different. A free site walk and line-item estimate is the fastest way to a real number. Use these questions to frame the conversation.
| Question | Why it matters |
|---|---|
| What does the landlord deliver? | The work letter and TI allowance decide what you pay for. |
| Which items need a permit? | Permits add filing time and design work. |
| Can work run during business hours? | After-hours work needs a variance and adds time. |
| What are the long-lead items? | Custom millwork, fixtures, and electrical gear set the schedule. |
| Who holds which license? | Unlicensed work can mean violations, fines, and unenforceable contracts. |
What’s included
Planning before, upkeep after
Before
Site walk and feasibility
We walk the space and flag what is simple, what needs a permit, and what needs a specialist.
Before
Line-item estimate
A written estimate by trade that you can compare against other bids and your allowance.
Before
Approvals and schedule map
Permits, landlord or board approvals, and after-hours needs laid out in order.
After
Repairs and touch-ups
Wall, paint, carpentry, and millwork repairs for spaces we built.
After
Small improvements
Added shelving, lighting changes, and refreshes between larger projects.
After
One point of contact
The same team that built the space knows how it was put together.
How it works
How planning works with Elite
- Site walkWe walk the space and review the lease, work letter, or board rules.
- ScopeWe agree on what is in and out.
- Line-item estimateA written estimate by trade.
- Approvals mapWhat needs filings, approvals, or variances, in order.
- ScheduleA written schedule you can plan your opening or move around.
FAQ
Common planning questions
Should I get an estimate before signing a lease?
Yes. Compare a line-item estimate with the landlord’s TI allowance and work letter before you sign. See how TI allowances work.
How do I check a contractor’s license?
NYC DOB explains how to check construction professionals on its Know Your Construction Professional page. For home improvement work, check the DCWP license. See how to check a contractor’s license.
Do you offer maintenance?
We handle repairs and upkeep for spaces we build. Call to talk through what your space needs.
Is the site walk really free?
Yes. The site walk and estimate are free, with no obligation.
Free site walk & estimate
Planning a project? Start with a site walk.
Call for a quote, or request a free site walk and a written, line-item estimate.