Reviving New York’s brownstones for a new generation. By Kerry O’Duibhir
In 2006, when I priced my first brownstone renovation in Park Slope, Brooklyn, I had no idea what I was really getting into. The house sat on a corner lot in a landmark district, a classic 19th-century brownstone that had seen better days. At the time, I had just started my own construction company. My background in construction gave me confidence, but nothing fully prepares you for opening the walls of a 100-year-old townhouse for the first time.
Behind the plaster we found structural surprises, improvised repairs from decades past, and layers of history that couldn’t simply be ripped out and replaced. What started as ‘just another job’ quickly became something else: a lesson in preservation, craftsmanship, and responsibility.
That first project changed everything. Over the next decade, the once-neglected building became one of the most recognizable homes in the neighborhood, eventually appearing on the television series Billions, which first aired on Showtime and now streams across multiple platforms. Seeing a brownstone we painstakingly revived show up on screen was surreal, but more importantly, it confirmed something deeper: these historic homes still have a powerful place in contemporary culture. That project sparked a lifelong passion. I fell in love with the idea of bringing these buildings back to life.
Brownstones were originally built as grand single-family homes. Over time, many were chopped up into apartments, stripped of their details, or heavily altered. Early in my career, most clients wanted full gut renovations. The goal was to modernize completely, often at the expense of original character. Today, the mindset has shifted.
Homeowners now want restoration as much as renovation. Instead of erasing the past, they want to celebrate it: recreating missing plaster moldings, restoring staircases and stoops, repairing original brick façades, and converting multi-unit buildings back into single-family homes as they were originally intended.
At the same time, modern life has introduced new priorities. One of the biggest changes since 2006 is the addition of elevators in single-family brownstones. Families are planning to stay long term and want homes that can adapt to every stage of life. Roof decks have also made a major comeback, transforming unused space into outdoor retreats overlooking historic streets.
This blend of old and new defines the new wave of brownstone revival: preserve the soul of the building while quietly integrating 21st-century living.
Working on these houses, however, is never straightforward. You can survey and plan as much as you like, but until demolition begins, a century of hidden conditions remains a mystery. Rotten joists, compromised foundations, and outdated structural systems regularly appear once walls are opened. These discoveries can affect timelines and budgets but addressing them properly is what ensures these homes survive another hundred years.
Landmark regulations add another layer of complexity. In protected districts, railings, doors, windows, and façade details must be historically accurate. There is no off-the-shelf solution; everything is custom fabricated. Replicating a cast-iron railing or a historic wood door can take months, but that level of care is what keeps entire streetscapes authentic.
Ironically, those constraints are also what make the work meaningful. You’re not just renovating a house; you’re contributing to the preservation of a neighborhood’s identity.
Over the years there’s been an encouraging change. Instead of stripping brownstones down to bare shells and rebuilding them generically, more owners are embracing the quirks and craftsmanship that make these buildings unique. Original moldings are recreated rather than replaced with drywall. Fireplaces are restored as focal points. Old layouts are thoughtfully adapted instead of completely erased.
Past and future
Reviving existing brownstones is about more than aesthetics. It’s an investment in New York City’s future. Restoring these structures is inherently sustainable; the greenest building is the one that’s already standing. Each revival reduces demolition waste, preserves irreplaceable materials, and maintains the dense, walkable fabric that defines New York neighborhoods.
Just as importantly, it reconnects the city to its architectural roots. Brownstones are not museum pieces frozen in time. When carefully revived, they become living homes that support modern families while carrying forward the stories of previous generations.
Every time one is brought back to its original intent – often elevated beyond what the original builders could have imagined – a small piece of the city’s character is restored with it.
Nearly two decades after that first intimidating corner property, the feeling is still the same. There’s a deep satisfaction in peeling back neglect, repairing hidden damage, and watching light return to rooms that had been dark for decades. Each completed project proves that these 100-year-old buildings are not obsolete; they’re adaptable, resilient, and still perfectly suited to contemporary life.
New York will always change. Tastes will evolve, technologies will improve, and needs will shift. But as long as we continue to revive its brownstones rather than replace them, the city’s past and future can exist beautifully under the same roof.
www.newwavenyc.com
Kerry O’Duibhir is Chief Executive Officer at New Wave Design and Contracting. Founded in 2006 by Antoin O’Duibhir, New Wave Design and Contracting has merged a wealth of professional experience and skills into a company that has earned a reputation as a leading general contractor for New York City’s most iconic brownstones and high-end residences. It is known for its integrity, attention to detail, and commitment to exceptional craftsmanship.