What we do
OverviewPACT ProgramProgramsMajor CapitalWhere we work
ManhattanBrooklynThe BronxQueensStaten IslandOccupied-building capital work
Capital work in a Manhattan co-op or condo lives in the common elements: lobbies, corridors, elevator banks, amenity floors, and the building envelope. Perennial Empire scopes that work around the reality that shareholders and unit owners do not move out, so phasing, access, and noise windows are planned before mobilization rather than negotiated mid-job.
Lobbies, hallways, elevator banks, and amenity spaces in Manhattan's prewar co-ops and postwar condos, phased to keep building operations running while shareholders stay in place.
Corridor and stairwell repainting, plaster restoration, and multi-year capital plans scoped to a board's reserve schedule, with one in-house crew start to finish.
DOB, HPD, and FDNY coordination with a licensed expediter of record, so open violations and Local Law deadlines do not turn into shareholder-assessment surprises.
Built for Manhattan boards
Manhattan's housing stock runs from prewar Upper East Side and Upper West Side co-ops to Midtown and Downtown condo towers and Mitchell-Lama cooperatives. The constant across all of them is that residents do not move out, so the work runs on a board's cadence, not the crew's convenience.
Owner-architect-contractor meetings with the board liaison, managing agent, and our project manager. Notes circulated within 24 hours so the next decision does not wait on the next meeting.
A one-page construction update issued 72 hours before each board meeting covering progress, open items, and upcoming access needs, so the board conversation is informed rather than reactive to the last shareholder email.
Lobby-posted weekly look-aheads, 72-hour notices for elevator takedowns and water shutdowns, and a bilingual site lead available during work hours. A dedicated PM email for shareholder questions that routes to us, not the managing agent.
House rules, elevator reservation policy, summer blackout schedules, and holiday restrictions pulled into the logistics plan before mobilization. Exceptions such as weekend crane picks or after-hours shutdowns routed through the board's pre-approval process.
One in-house crew
Perennial Empire self-performs painting, carpentry, drywall, tile, doors, general construction, and glazing with a 90+ W2 crew. On a Manhattan capital program that means the board works with one contractor from scope through punch list, not a brokered chain of subcontractors where every delay becomes a finger-pointing exercise.
Yes. Perennial Empire is an occupied-building renovation specialist. For common-area work such as lobbies, hallways, elevator banks, and amenity floors, shareholders and unit owners stay in place and keep full use of the building through a phasing plan that rotates work between wings, floors, or elevator banks so there is always a clear path in and out. We have renovated more than 3,000 occupied units across NYC.
We run a structured communication triangle: board liaison, managing agent, and our project manager. Scope and budget live with the board, change orders under a pre-agreed threshold live with the agent, and day-to-day access scheduling lives with our superintendent. A weekly owner-architect-contractor meeting keeps everyone current, and for boards that meet monthly we issue a one-page update 72 hours before each meeting.
Yes. Permit filings go through our in-house project management team with a licensed expediter of record. For corporation-led or board-led work such as hallway renovations, facade, roof, and common-system work, we manage the DOB filings, inspections, and sign-offs, and we coordinate FDNY and HPD items so open violations and Local Law deadlines are handled inside the project rather than after it.
House rules are a first-day input, not a change-order discovery. Before mobilization we pull the building's alteration agreement, move-in and move-out rules, elevator reservation policy, summer-schedule restrictions, and holiday blackouts into our site logistics plan. Deliveries are booked on the service elevator through the managing agent, noisy work is sequenced to the building's approved hours, and any exception goes through the board's pre-approval process.
Manhattan Capital Improvements
Tell us about your Manhattan co-op or condo project. We will come back with a scope discussion, a walkthrough, or a proposal. Perennial Empire is an occupied-building specialist with 90+ W2 crew and seven in-house trades.
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