Can You Remodel a Condo in Philadelphia?

If you’ve just bought a condo in Philly, you might be eager to change a few things — maybe upgrade the kitchen, open up the space, or just generally boost its value. But before you get too far with your plans, there’s one big question to answer: Can you remodel a condo in Philadelphia without running into issues?

The short answer is yes, but there are rules. In this guide, we’ll break it all down step by step. Read along to learn how to navigate the process and make smart, more seamless upgrades.

Main Takeaways

Can you remodel a condo in Philadelphia? Yes, but:

• HOA & City Rules Matter – Condo renovations require HOA approval and adherence to Philadelphia’s building codes. Restrictions may apply to major structural changes, shared plumbing/electrical systems, and historically significant properties.
• Historic Buildings Have Extra Regulations – If your condo is in a designated historic area, exterior modifications and some interior updates may need special approval to preserve architectural integrity.
• Plan Ahead for Permits & Timelines – Remodeling approvals and permits typically take about 15 business days. Your licensed general contractor will handle filings, so submitting paperwork early can prevent project delays.

Can You Remodel a Condo in Philadelphia?

So, you’ve just bought a condo in Philly and you’re thinking, “Let’s give it a fresh look.” Great move. But before you start tearing out cabinets or sketching a new floor plan, there’s something important to know. As a decade-long property manager in Philadelphia, we have found that remodeling a condo isn’t the same as remodeling a house. So, in the end, can you remodel a condo in Philadelphia? 

Yes, but there are more rules, more approvals, and far more fine print. There are two big reasons for this: HOA rules and city building codes. 

First, Let’s Talk About HOA Rules

If your condo is in a shared building (and most are), you’re working with a Homeowners Association. The HOA is in charge of maintaining shared spaces, among other things. They have rules, and they enforce those rules for all condo owners— and yes, that usually includes remodeling. More specifically, these are called Covenants, Conditions, and Restrictions (CC&Rs) — basically, a rulebook for what you can and can’t do with your unit.

Most HOAs won’t give you a hard time over paint walls, replacing floors (with noise-proofing if required), updating lighting fixtures, or changing out kitchen or bathroom finishes. However, they may need to provide written approval for moving walls or changing the floor plan, touching shared plumbing or electrical systems, installing loud appliances like washers or dryers (especially in older buildings), or anything that affects the structure or the exterior (like windows, doors, or balconies)

Some HOAs even have rules about what time of day contractors can work and how long your remodel can take, to avoid disturbing your neighbors.

What About City Rules?

Just like any other major city, Philadelphia has its own building codes. So, you’ll need permits for anything that involves electrical work, plumbing, HVAC systems, and structural changes (like knocking down walls or expanding rooms). However, it goes deeper than that. 

Philly is one of the oldest cities in the U.S. Because of that, many buildings and neighborhoods are considered historically significant, like very old buildings (some from the 1800s or earlier), architecturally unique structures, and homes tied to major historical events or people.

If your condo is in one of these buildings, you likely will have to follow local historic preservation regulations. For example, you can’t freely change the exterior. Things like windows, doors, or balconies are usually off-limits. Even some interior updates, such as restoring or replacing crown molding, fireplaces, or antique features, may require you get special approval.

Furthermore, the city may require you to use specific materials or methods to preserve the original design.  Finally, if you want to make a major remodel — such as knocking down walls or modernizing layouts — you will need approval from the city and possibly the Philadelphia Historical Commission. So, you must do your due diligence before making any further moves.

How City and HOA Rules and Regulations Affect Investors

For investors, remodeling a Philly condo can feel like both a challenge and an opportunity. Yes, there is more paperwork, the renovation process may take longer, and you might need to stick to specific materials or styles. However, at the same time, there is so much potential to tap into. In our experience, renters (and buyers!) love historic homes. They stand out amongst the crowd. Precisely because they’re so rare, they tend to maintain their value. What’s more, we’ve found they can sometimes appreciate faster. 

How Long Does the Remodel Approval Process Take in Philly?

Let’s talk timing. If you’re planning to remodel a condo in Philly, it’s smart to factor in how long approvals and permits will take. On average, residential building permits take about 15 business days to be reviewed and approved. Bigger or more complex projects — especially commercial ones — might take a bit longer.

That’s why it’s a good idea to submit your applications early. While you wait for full approval, you can still begin with smaller, permitted updates. This way, you can give your project a head start without losing momentum.

Who Handles Remodeling Permits in Philadelphia?

In Philadelphia, you don’t need to go through an architect or engineer just to file for permits. In most cases, your licensed general contractor will handle this part for you. It’s part of their job — and they’ll know exactly what documents the city needs to move things forward. So, as an investor, your job is simple: hire someone qualified and let them handle the paperwork.

Which Remodels Add the Most Value

Now, let’s look at some of the remodels to consider. We’ll do this keeping in mind what Covenants, Conditions, and Restrictions (CC&Rs) allow and prohibit. Here are some that typically get the CC&R green light:

1. Kitchen Upgrades 

• What works: Cabinet refacing, updated countertops (such as quartz or granite), backsplashes, and energy-efficient appliances.
• What to avoid: Moving plumbing or knocking down walls unless approved.
• Why it adds value: Kitchens sell homes — even in small condos. After all, it’s where the entire household gathers together every day. So, a sleek kitchen helps justify higher rent or a higher resale value.

2. Flooring Replacements

• What works: Vinyl planks, engineered hardwood (noise-proofed), or tile.
• Watch out: Many HOAs require soundproof underlayment for flooring upgrades, especially for upper units.
• Why it adds value: Flooring replacements make the property more durable and insulated. And their role isn’t just purely functional. They also boost the property’s aesthetic appeal. Since they take up so much space, they have a huge impact on the entire character of a room.

3. Lighting & Smart Fixtures

• What works: LED lights, smart thermostats, dimmers, modern ceiling fixtures.
• Avoid: Rewiring without checking building codes and policies.
• Why it’s worth it: Lighting and smart fixtures set the tone for a home’s feel. For instance, soft lighting can make a home feel warm and cozy, while bright lighting can fill it with energy. So, if you’re aiming for your home to evoke a certain atmosphere, this is one easy way to achieve it. 

4. Paint + Modern Touches

• What works: Neutral tones, accent walls, matte finishes, minimalist hardware, contemporary moldings.
• Avoid: Overly bold colors that shrink space, mismatched textures, excessive decorative trim that feels outdated.
• Why it’s worth it: A fresh coat of paint instantly modernizes a condo. It gives it a clean and cohesive aesthetic. Subtle accent walls or refined hardware upgrades can add personality without overwhelming the space. Also, just by choosing soft, neutral hues, you have a relatively cheap way of maximizing your room’s natural light and making it feel more expensive.

Remodel vs Flip vs Rent: Which Strategy Works Best?

If you’ve just bought a condo in Philly (or you’re eyeing one), you might be asking yourself: Should I remodel it and keep it? Flip it for quick profit? Or rent it out long-term? Each strategy can work — it just depends on your goals, market conditions, and financial flexibility. Let’s break it down:

Remodeling: Add Value and Hold onto It

This approach focuses on making upgrades to improve the condo’s quality, aesthetics, and overall value. It’s ideal for investors who want to hold the property—either to live in it themselves or to rent it out for higher returns.

Remodeling a condo can boost its rental income potential and resale value. As you can imagine, both renters and buyers alike prefer updated units. For renters, thoughtful renovations can make the space more comfortable and visually appealing. This can give you the opportunity to set higher rental rates and minimize vacancies as much as possible. What’s more, each improvement you make helps you build equity over time. So, you can earn a better ROI if you end up selling the property down the road.

However, there are critical things you need to consider before you go through renovations. For one, the upfront costs you experience can be steep. So, it’s essential to budget meticulously to avoid overspending. Also, if you over or under-improve beyond your surrounding area’s standards, you may not get strong returns. So, you need to be realistic about what local tenants want.

Flipping: Buy Low, Renovate Fast, Sell High

Flipping is the strategy of buying a condo that needs work, quickly fixing it up, and reselling it for profit. It’s best for investors who are comfortable managing renovation timelines, budgets, and market fluctuations.

Furthermore, flipping a condo opens the door to potential quick returns. If you plan your renovation well, you could have a quick turnaround with it. Then, you could generate profit within months rather than years. Once you master the flipping process—understanding renovation costs, market timing, and resale strategies—you can scale it across multiple properties, creating a repeatable model for profit.

That said, timing plays a crucial role in your flip’s success. From what we’ve seen, flipping works best in a seller’s market. In these times, the demand for housing is high and buyers are willing to pay a premium for move-in-ready properties.

Another issue to stay aware of is unexpected renovation costs. Those can quickly eat into profits if you don’t account for them in advance. So, it’s essential to manage your budget and do your research.

Renting: Build Passive Income Over Time

As you probably know, renting means holding onto the condo and leasing it out to tenants. This strategy can help you get consistent cash flow each month. And in the meantime, the property appreciates in value.

Speaking of appreciation, we have seen many condos in strong markets appreciate over time. Then, investors have been able to build wealth through long-term property appreciation. We also can tell you that rental properties generally have incredibly expansive, generous tax benefits–usually, more so than what flipping offers. Landlords can deduct maintenance, depreciation, mortgage interest, and many other basic costs of doing business. So, those are also huge pluses.

That said, managing tenants requires a huge amount of time and effort. This holds true whether you’re handling leasing, maintenance requests, or addressing tenant concerns. Some people even find that it’s a full-time job. Also, a key component is understanding your local market’s demand inside and out, which can be exceptionally challenging. For example, you have to analyze your market, run the numbers, and decide on competitive rental rates that give you a profit and don’t alienate renters. Many landlords hire dedicated property management specialists to handle those finer details.

So, Which Strategy Works Best?

It really depends on your investment goals:

Goal	Best Strategy
Quick profit	Flipping
Monthly income + long-term equity	Renting (after remodeling)
Improving value without selling	Remodeling

Optimize Your Condo with BMG

In summary, to answer, “can you remodel a condo in Philadelphia,” you can remodel a condo in Philly as long as you follow the rules and regulations. Before you start any upgrades, it’s important to know what your HOA and the city will allow. If you check all the boxes, you should be good to go!

That said, if all this sounds like a lot to figure out on your own, Bay Property Management Group is here to help. As a trusted property manager in Philadelphia, we can walk you through the process, handle the tricky issues like permits and approvals, and advise you on which updates appeal to your specific market. Contact us today!