4 Things to Look for When Hiring a Contractor in Manhattan
Top Hat Home Services is fortunate to work in some of the most prestigious homes in the city. Whether we’re performing monthly maintenance in a luxury Upper East Side condo or managing a historic brownstone renovation in Greenwich Village, one thing remains constant: the need for top-tier contractors.
New York City, more than almost any other place in the country, has some of the strictest regulations for contractors. But that doesn’t mean that there aren’t bad actors out there. We’ve been called in numerous times to take over after a homeowner has been left high and dry by a no-show contractor or to fix a shoddy job.
Over the years, we’ve developed an extensive network of highly vetted contractors that we work with when the job goes beyond the expertise of our staff. After almost 18 years in business, we’ve developed a reputation for our incredibly high standards when it comes to the quality of our work. Cutting corners or hiring the wrong contractor can lead to fines, delays, and unnecessary headaches.
Here are the top 4 things we look for before bringing a contractor into a client’s home:
Familiarity with NYC Codes & Regulations
New York City is famous for its complexity, and nowhere is that more evident than in its building codes and regulations. From zoning laws to safety requirements, NYC’s building standards are some of the most stringent in the country. That’s why hiring a contractor who knows these rules inside and out is non-negotiable.
A contractor familiar with NYC’s regulatory landscape will ensure that your project is compliant from start to finish. This goes beyond knowing the basic building codes—Manhattan’s properties often come with unique challenges. Whether it’s working in a landmarked Soho building or ensuring proper permits for gut renovations on an Upper West Side townhouse, a contractor’s ability to navigate these complexities can save time, money and stress.
When we evaluate potential contractors, we make sure they have a history of successfully navigating Manhattan’s regulations. We ask about their experience with similar properties and, most importantly, how they’ve handled issues that required a deep understanding of the city’s codes and the building’s alteration policy. This expertise not only keeps the project on track but also ensures that the quality of the work meets the high standards that Manhattan properties demand.
Comprehensive Insurance Coverage
In New York City, insurance is more than a formality, it’s essential protection for everyone involved. I can’t stress enough how important it is to verify a contractor’s insurance coverage before any work begins. No matter how skilled or reputable a contractor may be, accidents can and do happen. In a densely populated city like Manhattan, where construction sites are often surrounded by people, the stakes are even higher.
At a minimum, the contractor should have general liability insurance, workers’ compensation, and commercial auto insurance. More detail on these is outlined below. These policies protect against property damage, injuries, and potential lawsuits. For larger or more complex projects, I always recommend contractors with an umbrella policy, which provides additional coverage beyond the general liability limits.
Requesting proof of insurance is something we never skip. This step may feel administrative, but it provides peace of mind, ensuring that if something goes wrong, neither you nor the property is left exposed to unnecessary risks.
General Liability Insurance: This is a non-negotiable. It covers property damage or injuries that might happen on the job. Accidents are rare, but they can happen—even with top-notch contractors.
Workers’ Compensation: If a worker is injured while on your property, this insurance ensures they’re covered for medical expenses and lost wages. It’s legally required in New York, protecting the contractor’s team and limiting homeowner liability.
Commercial Auto Insurance: If contractors use their vehicles to transport materials and tools to your property, this insurance covers any accidents involving those vehicles while on the job.
Professional Liability Insurance: Sometimes called "errors and omissions" insurance, this protects against claims arising from mistakes or oversights. It’s especially important for electrical, plumbing, and HVAC work.
Builder’s Risk Insurance: This covers damages to the actual project, whether from fire, weather events, or vandalism. It’s a smart layer of protection to prevent unexpected project delays and costs.
Umbrella Policy (optional but recommended): Adds an extra layer of protection beyond general liability limits.
Clear, Transparent Communication
A good contractor keeps you informed every step of the way, which helps build trust. This includes providing a clear estimate, responding quickly, outlining the timeline, and communicating unexpected changes.
Top Hat often works with multiple stakeholders--homeowners, tenants, and investors. Having a contractor who makes communication a top priority ensures the project runs smoothly with no surprises. Poor communication can lead to delays, increased costs, and subpar work. When the contractor is proactive and upfront, it allows our team to make informed decisions and keep the project on track.
Strong Reputation & References
Manhattan’s property market is competitive, and word of mouth is powerful. Always check references and look for reviews. A solid track record of success—especially with similar properties—speaks volumes about a contractor’s reliability and quality of work. Handling an NYC multi-million-dollar property requires an entirely different level of skill and care. Don’t be afraid to ask for references and to take the time to follow up with each reference.
These tips come from years of experience in construction project management. The right contractor can make all the difference between a successful renovation and a costly disaster.
We hope this guidance can help you save time finding the best contractor for your small, medium or large home renovation. We’re here to help, whether it’s assessing feasibility studies for kitchen or bathroom renovations or overseeing subcontractor service delivery. The Top Hat Home Services team, along with our network of professionals, guarantee that your home renovation balances efficient planning with superb execution.
We serve as your advocate and translator working closely with your designer, architect or contractor, or can recommend one of ours. Whatever you envision, we ensure that your home will be renovated and finished with artistic precision.
Gary Mindlin is co-founder and owner of Top Hat Home Services, a full-service property care and management company. Top Hat services homes in Manhattan and are known as experts in every aspect of building management, maintenance and repair, as well as renovation and construction supervision.