What we do
OverviewPACT ProgramProgramsMajor CapitalWhere we work
ManhattanBrooklynThe BronxQueensStaten IslandOccupied-building capital work
Capital work in a Queens 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 across the garden co-ops, prewar cooperatives, and condo buildings of Queens, phased to keep building operations running while residents stay in place.
Corridor and stairwell repainting, plaster restoration, and multi-year capital plans scoped to a board's reserve schedule, delivered by one in-house crew from 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 Queens boards
Queens has one of the deepest cooperative housing markets in the city, from the garden co-ops and Mitchell-Lama towers of Forest Hills, Rego Park, and Bayside to the prewar cooperatives of Jackson Heights. Across all of them, 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.
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 resident questions that routes to us, not the managing agent.
House rules, elevator reservation policy, blackout schedules, and holiday restrictions pulled into the logistics plan before mobilization. Exceptions 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 Queens 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, residents stay in place and keep full use of the building through a phasing plan that rotates work between wings, floors, or elevator banks. We have renovated more than 3,000 occupied units across NYC.
Yes. Garden co-ops and Mitchell-Lama cooperatives in Queens often span multiple low-rise or mid-rise buildings on a shared campus. With 90+ W2 employees across seven trades, Perennial Empire can run a building-by-building capital program on a single schedule without assembling a subcontractor chain, which keeps the single point of accountability intact across the whole community.
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.
Yes. Permit filings go through our in-house project management team with a licensed expediter of record. For 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.
Queens Capital Improvements
Tell us about your Queens 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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