Remodeling A Gold Coast Condo Kitchen The Right Way

Thinking about opening up your Gold Coast condo kitchen or moving the sink to get that island you want? In Detroit’s pre-war towers, a kitchen remodel can unlock real function and value, but it also brings rules, permits, and building quirks that you want to handle right from day one. You care about a smooth project and a clean close when it is time to sell. This guide shows you how to plan approvals, pull the right permits, sequence the work safely, and avoid the pitfalls that derail timelines and resales. Let’s dive in.

Know the rules in Gold Coast condos

Gold Coast condo towers are often pre-war buildings with plaster walls, concealed structure, older plumbing stacks, and legacy wiring. These conditions make openings and plumbing moves more complex. Your condo’s governing documents and Michigan law set the ground rules, so start there.

The Michigan Condominium Act outlines association powers to regulate alterations that touch common elements and building systems. Review your building’s master deed, bylaws, and rules, then confirm any special policies with your manager or board. For city requirements, the City of Detroit’s Buildings, Safety Engineering and Environmental Department provides guidance on permits and inspections for structural, plumbing, electrical, and mechanical work.

If your building is in or near a local historic district, public-facing alterations can trigger historic review. Interior kitchen work typically does not require that step unless it affects protected common elements or exterior venting.

• Read the Michigan Condominium Act for the legal framework.
• See Detroit BSEED for local permits and inspections.

Get HOA approval and paperwork

Most associations require written approval before any demolition or rough-in work begins. Expect to submit a formal alteration application with drawings, specs, and contractor information. Your package usually includes:

• Scaled plans and elevations for the kitchen scope.
• Product specs for appliances, range hood, and venting path.
• Contractor details, trade license numbers, and a protection plan for corridors and elevators.
• Start and finish dates, plus a logistics plan for debris and elevator use.
• Proof that you will obtain required city permits.
• Deposits or escrow to cover potential damage to common areas.

Plan for 1 to 8 weeks of HOA review. Projects that touch common elements or structure can take longer and may need a board vote or professional review.

Require contractor COIs and credentials

Your association will ask for a current Certificate of Insurance that names the association as an additional insured and certificate holder. Typical coverage includes commercial general liability, workers’ compensation, auto liability, and sometimes excess or umbrella. Many boards also request a waiver of subrogation and hold harmless language.

Confirm contractor licensing where required. Electrical, plumbing, and HVAC trades often need specific state or local licenses. You can verify licensing requirements through the Michigan Department of Licensing and Regulatory Affairs. As a best practice, request proof of registration and experience with high-rise or pre-war condo work.

• Check trade licensing through Michigan LARA.
• Review association COI requirements with management before you hire.

Test for lead and asbestos before demo

In pre-1978 buildings, renovation that disturbs paint must follow the EPA’s Renovation, Repair and Painting Rule. Hire an EPA-certified contractor for lead-safe practices if lead is present or likely. Many pre-war buildings also contain asbestos in pipe insulation, joint compounds, mastics, and floor tiles. Before you open walls or remove finishes, schedule testing. If materials test positive, plan licensed abatement and clearance testing before demolition.

• Learn about the EPA’s RRP Rule for lead-safe work.
• See EPA asbestos basics and Michigan EGLE resources on asbestos.

Pull Detroit permits the right way

Detroit generally requires permits for structural, plumbing, electrical, and mechanical changes. Registered and licensed contractors must pull the trade permits. Post permits in the unit per city rules and keep inspection reports on file. Your association may also require proof of permits before allowing work to start.

• Visit Detroit BSEED for current permit procedures.

Sequence your remodel step by step

Strong sequencing protects your timeline and budget while keeping you compliant.

1. Pre-construction

• Review condo documents and meet with management. Clarify what is a unit element versus a common element, especially for vertical stacks and chases.
• Engage an architect or experienced condo contractor to create drawings for HOA and city permits.
• Order lead and asbestos testing. If positive, schedule licensed abatement.
• Obtain written HOA approval and pay any required deposits.
• Pull city permits and post them.

2. Site protection and mitigation

• Protect floors, elevators, and corridors. Stage materials safely and communicate work hours to neighbors.
• Complete any required abatement and get clearance testing.

3. Selective demo and discovery

• Demo only after abatement clearance. Confirm which walls are load-bearing and whether concealed structure or stacks affect your plan.

4. Rough-ins and inspections

• Plumbing rough-in: run new lines and confirm drain and vent paths that meet code and building constraints.
• Electrical rough-in: update circuits and panels as needed based on load calculations.
• Mechanical and venting: plan range hood venting with care. Paths that cross common elements or exterior walls require approvals.
• Schedule municipal rough-in inspections and any required HOA sign-offs before you close walls.

5. Close and finish

• After inspections, close walls. Install cabinets, tops, appliances, and finishes.
• Schedule final inspections. Collect municipal approvals and inspection reports.

6. Project closeout

• Provide the HOA with copies of permits, final inspections, lien waivers, and any warranties required by your alteration agreement.

Moving plumbing in pre-war towers

Vertical plumbing stacks and vent lines are often common elements. Major changes can affect other units and usually require board approval and, in some cases, an engineer’s plan. Vertical relocations are rarely feasible without significant building work. Lateral moves have limits because drains need proper slope back to the stack.

If a drain reroute requires cutting into slabs or ceiling assemblies, expect more approvals and careful coordination. Confirm venting, trap arm slopes, and load assumptions with your plumber so you avoid chronic drainage issues or code failures.

Avoid risks that hurt resale

Skipping approvals or permits can lead to stop-work orders, fines, or forced remediation. Disturbing lead or asbestos without proper procedures brings health risks and regulatory penalties, and it can cause insurance problems. Improper plumbing relocations can damage other units and require costly rework.

At resale, buyers, appraisers, lenders, and title companies often look for evidence that major work was permitted and inspected. If you cannot show approvals, you may face delays or underwriting issues. Keep a complete paper trail to protect your future closing.

Build a clean permit packet

Create a digital and printed packet you can share with buyers and lenders. Include:

• HOA alteration approval and any board conditions.
• City permits and all inspection sign-offs.
• Contractor certificates of insurance and required endorsements.
• Trade licenses and final lien waivers.
• Product warranties and manuals for appliances and hoods.

Owner’s pre-remodel checklist

• Read your condo declaration, bylaws, and alteration rules.
• Meet with the property manager to confirm the approval path and documents.
• Engage an architect or designer with condo experience.
• Order lead and asbestos testing for materials you will disturb.
• Select a general contractor with pre-war condo experience and verify COIs, workers’ compensation, auto, umbrella, and trade licenses.
• Submit the HOA alteration application with drawings and contractor info.
• Pull city permits and post them in your unit.
• Schedule abatement if needed, then demolition.
• Book rough-in inspections and do not close walls before approvals.
• Collect final inspections, lien waivers, and warranties for your packet.

Recommended contract clauses

• Detailed scope of work with drawings attached as exhibits.
• Fixed price or clear allowances and a written change order process.
• Start and completion dates, with remedies for unreasonable delays if desired.
• Insurance requirements with coverage limits and additional insured endorsement.
• Proof-of-permit requirement and correction of code or permit deficiencies.
• Lien waivers at milestones and at final payment.
• Warranty period for workmanship and materials.

Sample timeline

• HOA application and review: 1 to 8 weeks.
• Permit application and review: 1 to 6 or more weeks.
• Lead and asbestos testing: 1 to 2 weeks.
• Abatement if needed: 1 to 3 weeks.
• Construction for a medium kitchen: 4 to 12 or more weeks.
• Inspections: plan for scheduling gaps of 1 to 3 or more weeks.

A realistic end-to-end window for a medium Gold Coast kitchen is often 8 to 20 or more weeks, plus extra time for surprises once walls are open.

Next steps

If you map approvals first, test for hazards early, and sequence inspections before you close walls, your remodel will be safer and smoother. You will also have clean documentation for a future sale, which keeps buyers confident and closings on track.

Want a second set of eyes on your plan or help aligning your remodel with future resale goals in Detroit’s Gold Coast? Reach out to Unknown Company to talk through your scope, timing, and documentation.

FAQs

Do I need HOA approval for a Gold Coast kitchen remodel?

• Most associations require a formal application for any work that affects plumbing, mechanical systems, or common elements. Confirm the process with your manager and read your governing documents.

What permits does Detroit require for condo kitchen work?

• Detroit generally requires permits for structural, plumbing, electrical, and mechanical changes. Registered and licensed contractors must pull trade permits through Detroit BSEED.

How do contractor certificates of insurance work for condos?

• Associations usually require a COI naming the association as additional insured, plus workers’ compensation and other coverages. Ask management for the required limits and endorsements.

Can I move my kitchen sink anywhere in a pre-war unit?

• Maybe, but vertical stacks and vent lines often limit how far you can move fixtures. Significant relocations can affect common elements and may need board approval and an engineer’s plan.

Do I need to test for lead and asbestos before demolition?

• Yes. Pre-1978 buildings commonly contain lead and asbestos. Follow the EPA’s RRP Rule for lead, and use licensed asbestos contractors if materials test positive.

How can unpermitted work affect my future sale?

• Unpermitted or noncompliant work can trigger lender and title concerns, delay closings, or require remediation. Keep permits, inspection reports, and HOA approvals in a permit packet for buyers.