558 Units. Residents Never Moved Out.
Audubon Houses, Bethune Gardens, and Marshall Plaza — three Manhattan buildings, rehabilitated one occupied apartment at a time.
- Units
- 558
- Buildings
- 3
- Location
- Washington Heights & Sugar Hill, Manhattan, NY
- Program
- NYCHA PACT (Permanent Affordability Commitment Together)
- Type
- Tenant-in-place rehabilitation
- Status
- In progress
- PPR's Role
- Unit turnarounds — all 558 units
The Job
NYCHA selected ABM Community Partners to rehabilitate three Manhattan buildings under the PACT program — a preservation effort aimed at buildings carrying years of deferred capital needs. The development team covers the full program: façades, elevators, building systems, security, community space, grounds.
PPR's piece is the apartments.
What PPR Handles
Every one of the 558 units gets the same treatment, and PPR runs that scope across all three buildings:
- New kitchens
- New bathrooms
- New flooring throughout
- New interior doors and hardware
- New lighting fixtures and circuit breaker panels
- Fresh paint, wall to wall
- New apartment entry hardware
Same spec in every unit. That consistency is the point — on a job this size, the difference between a portfolio that reads as finished and one that reads as patched together is whether unit 12B matches unit 4A.
Why It's Harder Than It Sounds
These aren't vacant units waiting on a contractor's schedule. Residents are home. Every turn has to be sequenced around the people living there — access coordinated, work staged, the apartment handed back livable at the end of the day, not at the end of the month.
That's the constraint that breaks most schedules. Working inside it, 558 times, is the reason this project is on our site.
558 occupied apartments. One repeatable spec. Nobody had to move out.
The Design Standard
Renderings from the development program showing the finish level these buildings are being brought to.
Renderings courtesy of the ABM Community Partners development team. These are design visualizations of the building program, not photographs of PPR's in-unit scope.
Got an occupied building?
That's the harder version of this job, and it's the one we do most.
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