Townhouse Renovation Architect for NYC Brownstones and Rowhouses
Make Your Townhouse Work Better, From Top to Bottom.
Brighter interiors. More useful connections between floors. Comfortable rooms and outdoor spaces that become part of everyday life.
Tong Dong Architects designs substantial NYC townhouse renovations around how you want to live—bringing layout, daylight, building systems, and healthy-home priorities into one architectural approach.
Whether you are reworking an older brownstone, renovating for your family, or exploring an addition, we help you understand the possibilities and the decisions that shape the project.
Based in Queens, working with homeowners across New York City.
Reconsider the Whole Home.
Your townhouse may have generous space and distinctive character, yet still feel difficult to live in.
The center of the house feels dark. Stairs separate the rooms you use together. The upper floor overheats while the lower level feels cold. The garden is nearby but disconnected from daily life.
A substantial renovation creates an opportunity to address these relationships together.
We help you consider how each floor, opening, enclosure, and building system contributes to the experience of the home—while understanding what the existing property can support.
See the Decisions Behind the Design
Upper West Side Townhouse
A narrow Manhattan townhouse called for a more connected approach to light, circulation, outdoor space, and comfort within a landmark-district setting.
The renovation brought together a skylight, a connection to a rear bamboo garden, a setback rooftop addition, and strategies for ventilation, insulation, and window performance.
Explore the architectural decisions behind the project and how they relate to the experience of the home.
Architectural Services for a Substantial Townhouse Renovation
Your proposal defines the services included in your engagement. Depending on the property and project, these may include:
Understand the Existing Building
A townhouse may contain generations of construction, repairs, and alterations. Understanding what is there helps establish a sound starting point for the renovation.
We review available drawings and property records, discuss known concerns, and document relevant existing conditions within the agreed scope. Depending on the proposed work, areas requiring attention may include:
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Structure and previous alterations: Existing framing, foundations, additions, and changes to the original layout.
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Exterior construction and moisture: Roofs, façades, windows, drainage, and signs of water infiltration.
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Building systems: Available information about plumbing, electrical capacity, heating, cooling, ventilation, and chimneys.
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Lower-level conditions: Cellar or basement spaces, moisture concerns, and their relationship to the proposed renovation.
Where information is missing or conditions need closer examination, we identify the surveys, exploratory work, testing, or specialist input needed before relying on assumptions.
These findings help shape the design priorities, consultant needs, and renovation scope.
Make Every Floor Feel Like One Home
Townhouse living unfolds across several levels. The relationship between stairs, rooms, and daily activities shapes how comfortably the home works.
We consider which spaces belong together, where separation is useful, and how often you move between floors. This may mean connecting the kitchen more naturally to dining and the garden, locating laundry conveniently near bedrooms, or giving work and quiet activities appropriate privacy.
We study stair arrangements, circulation, and storage alongside the usable space on each floor. Your household’s changing needs—including children growing older or mobility becoming a greater consideration—help inform the design.
The aim is a home that feels intuitive to move through, with a considered balance between connection and retreat.
Bring Daylight Deeper Into Your Townhouse
The center of a townhouse can feel disconnected from the daylight available at the front and rear.
We study how room arrangements, stairs, and openings could bring light into the spaces you use most. Depending on the property, opportunities may include:
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Reorganizing rooms around available daylight and daily routines.
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Exploring skylights, interior glazing, or selected openings between floors.
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Reconsidering stair configurations and connections between levels.
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Studying how a proposed rear addition would affect light in existing rooms.
We weigh these options against privacy, glare, acoustic separation, usable floor area, and the character of the home. Changes to roofs, floors, or stairs also require consideration of structure and applicable approval requirements.
The aim is useful daylight where it makes a difference to everyday life.
Plan for Comfort From Cellar to Roof
A townhouse can feel very different from one floor to the next: a damp lower level, a drafty living room, or an upper-floor bedroom that overheats.
We consider how the building’s exterior construction, ventilation, heating and cooling, materials, and room arrangements relate to one another. Your renovation priorities guide which questions we investigate and address within the architectural scope.
We consider fresh-air arrangements, kitchen and bathroom exhaust, and the space needed for equipment and distribution routes. Where commissioned, we coordinate with mechanical engineers so these requirements inform the design before walls and ceilings are finalized.
We review relevant conditions involving roofs, exterior walls, windows, terraces, and lower-level spaces. Where dampness, leaks, or condensation are concerns, we identify questions requiring investigation before developing details or selecting new finishes.
Proposed changes to insulation, air sealing, and windows are considered together with moisture management and ventilation.
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Materials & Everyday Use
We evaluate relevant materials for their intended location, available emissions information, durability, moisture exposure, and maintenance. This includes considering installation products alongside visible finishes.
Your proposal defines the architectural services and consultant coordination included. Testing and specialist investigations are identified separately where needed.
Townhouse Additions & Outdoor Connections
An addition begins with understanding what the extra space should make possible—a kitchen connected to the garden, room for a growing household, or a new relationship between indoor and outdoor living.
We explore how a proposed expansion would work with the existing home, considering circulation, daylight, privacy, comfort, and the outdoor space that remains.
Depending on the property, studies may include:
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Rear additions that connect living spaces to the garden.
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Rooftop additions coordinated with access and the floors below.
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Terraces and improved connections to outdoor areas.
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Changes to rear openings that strengthen the relationship between the house and garden.
Feasibility depends on property-specific zoning, lot configuration, existing construction, structural capacity, and applicable approval requirements, including landmark review where relevant.
We define the investigations and consultant input needed before treating an expansion as an available option.
Documentation & Approvals
Prepare the agreed architectural drawings and support the applicable review and filing processes.
DOB filings, Landmarks Preservation Commission submissions, and other approval services are identified in your proposal where required and commissioned.
Pricing & Construction Support
Where included, assist with contractor pricing, respond to architectural questions, review relevant submittals, and provide construction administration through defined site visits and other agreed services.
The contractor remains responsible for construction means, methods, sequencing, and site safety.
Respect the Character. Understand the Constraints.
A townhouse renovation begins with understanding what makes the existing home distinctive—and what needs to change for it to work well today.
We consider which features contribute to its character, where repair or adaptation is appropriate, and how contemporary interventions could improve layout, daylight, comfort, and everyday use.
What Should Stay?
An existing stair, masonry wall, original floor, or well-proportioned room may be central to what makes your townhouse distinctive.
We consider what deserves to remain, what can be repaired or adapted, and where new work would improve the home. Those decisions take account of condition, architectural character, everyday function, and your renovation priorities.
Patina and irregularity can be part of a home’s appeal. We distinguish those qualities from conditions that need repair or further investigation.
The aim is a considered relationship between old and new, preserving what you value while making room for how you want to live.
Historic Districts & Landmark Requirements
For properties subject to landmark review, we bring the applicable requirements into the design process early.
Proposed changes to façades, windows, roofs, or additions are considered in relation to the property’s designation and review requirements. Landmarks Preservation Commission submission services are defined in your proposal where required and commissioned.
Working Within the Existing Structure
Structural arrangements, shared walls, and neighboring buildings can influence how proposed changes are designed and built.
We consider these relationships alongside the features you want to preserve and the improvements you hope to make.
Our Townhouse Renovation Process
We begin with the decisions that shape the whole home, then develop the details that bring the design together. Investigation, consultant coordination, and approval planning inform the work throughout.
1. Understand Your Home & Priorities
We discuss how you live, what you value about the property, what needs to change, and your budget and timing expectations.
We define our engagement and identify the existing-condition reviews, investigations, and consultant input needed to establish a starting point.
2. Establish the Direction & Develop the Design
We explore how layout, stairs, daylight, outdoor connections, and any proposed additions could work together.
With an agreed direction, we refine the materials, lighting, cabinetry, and architectural details included in your scope. Structural and building-system coordination inform the design as it develops.
3. Document & Coordinate
We develop the agreed architectural drawings and specifications, incorporating relevant consultant information.
Where commissioned, we prepare approval submissions and respond to review comments. Documentation and coordination progress together as the project’s requirements become clearer.
4. Review Pricing & Prepare for Construction
Where included, we respond to contractor questions and help you compare proposals, including differences in scope, allowances, and exclusions.
We discuss proposed substitutions or scope adjustments in relation to your budget and design priorities before construction begins.
5. Support the Construction Phase
Where commissioned, we provide construction administration through agreed site visits, relevant submittal reviews, and responses to architectural questions.
As existing conditions are exposed or changes arise, we help evaluate their implications for the design and coordinate architectural responses within our scope.
Your proposal defines the services, deliverables, responsibilities, and level of involvement at each stage.
Is TDA the Right Fit for Your Townhouse?
We are a good starting point if you are:
• Planning a whole-home renovation or substantial reconfiguration.
• Preparing a townhouse for your family’s long-term use.
• Reconsidering connections between floors, rooms, and outdoor spaces.
• Exploring an addition alongside a broader renovation.
• Looking to integrate comfort and healthy-home priorities into architectural design.
• Seeking a defined process for design, documentation, and coordination.
If you are considering a purchase or already have architectural plans and want a focused second opinion, our Healthy Home Review may be a suitable first step.
Scope & Fees, Defined Before Work Begins
Townhouse architectural fees depend on the size and condition of the property, design complexity, extent of alterations, consultant coordination, approval requirements, and construction-phase involvement.
An interior renovation and a project involving structural changes, an addition, and exterior alterations require different levels of work.
After reviewing your project information, we prepare a proposal explaining the services, deliverables, fees, and payment schedule.
Engineering, surveys, testing, filing fees, specialist investigations, and other project expenses are identified as included or separate, as applicable.
You do not need a finalized budget to inquire. Share your expectations and priorities so we can discuss an appropriate starting scope.
What Shapes the Investment in a Townhouse Renovation
The largest cost movements in a townhouse renovation rarely come from finishes. They come from the building itself.
In our experience, structural and mechanical upgrades are consistently the most significant investments: strengthening framing, replacing outdated systems, and bringing ventilation, heating, and cooling up to the standard a whole home requires. Excavation for a rear-yard extension adds another layer of cost, and building envelope work (new windows and exterior doors across a narrow, multi-level façade) raises the investment further. These are also the decisions with the greatest effect on how the home feels for decades: comfort, air quality, and quiet.
Every property is different, so we do not quote a per-square-foot number before we have seen yours. What we do instead is define the scope precisely, identify the investigations needed before pricing is reliable, and prepare a proposal with fees, deliverables, and payment schedule in writing.
Holding a Contingency, by Design
Old buildings reward preparation. During schematic design, and in the current tariff climate, we strongly advise clients to hold a contingency of 20–25% on top of the project budget to address unforeseen costs and risks. This percentage is reduced as the project progresses through design, and by the contract administration phase, the contingency hold is typically closer to 5%.
The result: fewer surprises, clearer decisions, and a budget that reflects the building you actually have.
Tong Dong Architects has completed two full townhouse renovations and roughly ten whole-home apartment projects, led by Queenie Tong, a Registered Architect in New York State (RA, NCARB), with more than 21 years of architectural experience: 18 of them in residential work.
Led by Queenie Tong, RA, NCARB
Queenie is the founder of Tong Dong Architects, a Queens-based residential architecture studio, with more than 21 years of architectural experience, 18 of them in residential work, including positions at SOM, OMA, Gensler, and residential practices.
TDA connects architectural design, building performance, and the practical needs of family life.
For a townhouse, that means considering both the home as a whole and the individual spaces where daily life happens.
What to Expect: Track Record, Process and Timeline
Our Townhouse Experience
Tong Dong Architects was founded in March 2021 and is led by Queenie Tong, a Registered Architect in New York State with a valid NCARB certificate and more than 21 years of architectural experience, 18 of them in residential work. The firm carries professional liability insurance.
Our featured townhouse is a landmarked Upper West Side gut renovation and rear extension. See the project → It is one of two townhouses we've completed in the neighborhood, both in landmarked buildings.
What clients say
5.0 ⭐ on Google, based on 2 reviews. Read our reviews on Google →
"Renovation at any scale can quickly become overwhelming and expensive if you aren't prepared. Working with Tong & Dong Architects made the process exactly what it should be, a process. They know what comes next and have the experience to address the inevitable challenges that will arise. I highly recommend this team!" — Jen
How a Townhouse Project Typically Unfolds
Our Upper West Side townhouse took about two years from first conversation to completion: roughly one year for design and permitting, and one year of construction. A lighter-touch renovation can move faster, and approvals and construction dates also depend on parties outside our control.
What You Get From Us at Each Stage
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Design: We coordinate with structural and mechanical engineers while the design develops, so the plans meet code and the comfort and wellness checkpoints are built in before walls and ceilings are finalized.
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Approvals: When your building is landmarked, I attend every community board and Landmarks Preservation Commission public hearing myself.
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Bidding: I meet with about three prospective contractors, answer their bid questions, and prepare a side-by-side comparison so you can choose with confidence.
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Construction: I attend weekly site meetings and work with your contractor to make sure the work is built according to the drawings.
How We Start, and What It Costs
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Free discovery call (30 minutes). We talk through your townhouse and goals and decide together whether we're a fit.
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Townhouse Feasibility Study, flat fee of $6,500. Before you commit to a full design engagement, we study what your property can support: zoning and floor-area review, DOB and landmark research, a first read on structure and existing conditions, two meetings, and a written memo with options and a preliminary budget range. Credited toward your full proposal if you proceed within 90 days.
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Full proposal. Our fee is based on the construction cost of your project and is set out in writing, with services and payment schedule, before work begins. Typical ranges for full architectural services:
Construction budget | Typical architecture fee | Approx. % of construction |
|---|---|---|
$1M | $150K–$180K | 15–18% |
$1.5M | $210K–$240K | 14–16% |
$2M | $260K–$320K | 13–16% |
$3M | $360K–$420K | 12–14% |
$4M | $440K–$520K | 11–13% |
These fees cover architectural services only. Structural and mechanical engineers, surveys, filing fees and other consultants are billed separately. Work outside the agreed scope is billed at $350 per hour.
Frequently Asked Questions
1. Do I need an architect to renovate a NYC townhouse?
In most cases, yes. Work that changes your layout, structure, plumbing, mechanical systems, exits, or the exterior generally needs plans filed with the NYC Department of Buildings by a licensed architect or engineer. If your townhouse is landmarked, exterior changes also need Landmarks Preservation Commission approval before permits are issued, often after a public hearing. Cosmetic updates, such as painting or refinishing floors, usually don't.
Beyond the paperwork, an architect helps you decide what to change, what to keep, and what an older building can safely support before you commit to a contractor's price. I attend the public hearings myself and coordinate the structural and mechanical engineers, so the plans meet code and your home works better when you live in it.
2. When should I contact an architect, and can you help before I buy?
As early as possible: ideally before you buy, and before you collect contractor prices. Early decisions about layout, structure, landmark limits, and budget are the hardest and most expensive to change later.
We
Before you buy, our Townhouse Feasibility Study is a flat $6,500 and covers zoning and floor-area review, DOB and landmark research, a first read on structure and existing conditions, two meetings, and a written memo with options and a preliminary budget range. If you proceed with us within 90 days, the fee is credited toward your full proposal. It doesn't replace a purchase inspection. Preliminary contractor pricing can help test your budget early; detailed drawings and specifications give a fairer basis for comparing bids. The first step is a free 30-minute call.
3. Can I add a floor or extend the rear of my townhouse?
Possibly. It depends on zoning, the existing structure, and any landmark restrictions. Our Townhouse Feasibility Study answers this before you commit to a design.
4. Do you work with townhouses in historic districts?
Yes. Both townhouses we've completed are landmarked. Where required, Landmarks Preservation Commission submission is included in your proposal.
5. Can you make the middle of the house brighter?
Often. Options include rearranging rooms, opening interior walls, relocating stairs, and adding skylights. What works depends on the structure, your privacy needs, and the project scope.
6. Can the renovation fix drafts or uneven temperatures?
Usually, in part. We look at how windows, insulation, air leakage, shading, ventilation, and heating and cooling systems work together. Pinpointing the cause may need testing or a specialist beyond our initial scope.
7. Can I use my own contractor, and will you stay involved during construction?
Yes to both. Tell us early so responsibilities, pricing, and coordination are clear. Construction administration can be part of your engagement: I attend weekly site meetings and work with your contractor so the work is built according to the drawings. Your proposal spells out site visits and submittal reviews.
8. Can we live in the townhouse during the renovation?
It depends on the extent and sequence of the work, access, utilities, and safety. A substantial renovation may require temporary relocation, so talk about occupancy with your architect and contractor early.
9. How long will a townhouse renovation take?
Our landmarked Upper West Side gut renovation and extension took about two years: roughly one year for design and permitting and one year of construction. A lighter renovation can move faster. Approvals and construction dates also depend on parties outside our control.
10. What does it cost to get started?
The first call is free (30 minutes). The Townhouse Feasibility Study is a flat $6,500. After that, our full-service fee is based on construction cost; see our fee ranges above.