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Home repairs in Manhattan: guides and a licensed local pro

Most Manhattan homes are apartments in co-op, condo or rental buildings, so a repair involves the building as much as the pro: insurance certificates, work hours, alteration agreements and shared pipes. Brownstone owners in Harlem, the Upper West Side and the Village face old-house problems on top of that.

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Manhattan housing stock

Pre-war co-ops (Upper West Side, Upper East Side, Washington Heights) have steam heat, thick plaster and masonry walls, and strict boards. Post-war and newer condos often have PTAC or fan coil units and building-controlled systems. Brownstones and row houses in Harlem, Hamilton Heights, Chelsea and the Village bring the same issues as Brooklyn's: old wiring, steam, roofs and landmarks rules. Walk-up rentals remain common downtown and uptown.

Common problems

• Leaks from the apartment above, building risers or AC condensate.
• Radiators that bang, hiss or stay cold, and PTAC or fan coil units that stop heating or cooling.
• Small repairs blocked at the lobby because the building never received the contractor's COI.
• Lead paint in pre-war apartments when walls are patched or painted.
• Old electrical capacity in brownstones and pre-war buildings.

NYC rules that matter in Manhattan

• Building paperwork: most co-ops and condos require a COI from every contractor and an alteration agreement for anything beyond small repairs.
• Who's responsible: building systems (risers, boilers, central plants) are usually the building's job; fixtures and equipment serving only your unit are often the owner's. Check the proprietary lease or bylaws.
• Façades: buildings taller than six stories must have periodic façade inspections under DOB's Façade Inspection & Safety Program (FISP, often called Local Law 11). That's a building-level obligation, not a unit owner's.
• Landmarks: many Manhattan neighborhoods are historic districts, where visible exterior work needs LPC approval.
• Licenses: DOB licenses for plumbing, gas and electrical; DCWP license for home improvement over $200; EPA 608 certification for refrigerant work.

Utilities

Manhattan's electricity and gas both come from Con Edison (gas emergencies: 1-800-752-6633, or 911). Some buildings also use Con Edison district steam.

Before you hire in Manhattan

Start with your managing agent: ask for the contractor rules, COI wording, work hours and elevator booking process, and whether the job needs an alteration agreement. When you ask for a quote, include your building type, floor, and any photos of the problem area. For leaks, find out first whether the source is your apartment, the one above, or a building line, because that decides who pays. In pre-war apartments, ask how the contractor will handle lead-safe dust control.

Manhattan guides

• Leak under the sink in Manhattan: find it, stop it, get it fixed
• Hiring a handyman in Manhattan: getting past the lobby and the rules
• HVAC repair in a Manhattan apartment: what you have and who fixes it
• Hiring an electrician in Harlem: brownstones, co-ops and permits
• Handyman on the Upper West Side: pre-war co-ops and lead-safe work
• Finding a leak in a Manhattan apartment: where it's coming from and who fixes it

Citywide guides that apply in Manhattan

• Steam radiator banging? Why NYC pipes knock, and how it gets fixed
• Drafty windows in NYC: weatherproofing that actually helps
• Clogged drain in NYC: what to try, and when it's a building problem
• Hiring a contractor in an NYC co-op or condo: the COI and paperwork
• No hot water in your NYC apartment: what the law says and what to check
• Gas smell or gas shut off in NYC: what to do, and how service gets restored
• Burst or frozen pipe in NYC: stop the damage, then fix it right
• Toilet running or won't flush: NYC fixes for tank and flushometer toilets
• AC not cooling in NYC: fix the window unit, or move to a mini-split?
• Who's responsible for repairs in NYC? Landlords, tenants, co-ops and owners
• How to check a contractor's license in NYC, step by step
• NYC heat season rules: what owners must provide from October 1 to May 31

Questions

Why won't my building let my contractor in?

Usually because management hasn't received and approved the contractor's certificate of insurance. Get the building's COI requirements first and send them when you book.

Who fixes the PTAC or fan coil in my Manhattan apartment?

It depends on your building's documents. Unit equipment is often the owner's responsibility, while central systems are the building's.

Is Five Boro Fix free for Manhattan apartment owners?

Yes. Participating pros pay us a referral fee. We're a matching service, not a contractor.

Sources

• NYC Buildings: Facade & Local Law (FISP)
• NYC Landmarks Preservation Commission: Discover NYC Landmarks map
• Con Edison: Gas Leak FAQ
• HPD: Heat and Hot Water

Rules and phone numbers can change. Check the official source before relying on them.

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