Ray Romano: Building With Integrity In The Hamptons And Manhattan

Ray Romano doesn’t talk about building in clichés. He talks about it like someone who’s watched — for years — what happens when promises aren’t kept, and details are treated casually. “Construction has a long memory,” he says, and his approach is built on a simple premise: do what you say you’ll do, respect the people around you, and run a job site so clean and calm it never becomes a neighborhood problem. From the strict choreography of Manhattan pre-war renovations to the wider runway of Hamptons projects, Romano explains how logistics, structure, and even basic kindness shape outcomes.

He gets specific about what homeowners actually need to know: how far in advance to plan if you want to be summer-ready, why budgets today hinge as much on timing and labor availability as dollars, and where cost creep really comes from (indecision and change orders). He breaks down coastal longevity — drainage, waterproofing, marine-grade materials, storm resilience — and offers clear guidance on renovation vs. addition vs. teardown, design-build, building the right team, and the one rule he believes prevents regret: enjoy the journey.

You’ve renovated everything from Manhattan pre-war apartments to Hamptons homes. What’s the difference — and how does a Hamptons renovation behave logistically and structurally compared to a city project?

Ray Romano: I love the challenges of both. And right off the bat, I’ll say this: a little kindness goes a long way. If you do the right thing, when you say you’re going to do it, good things tend to happen. If you don’t, you pay the price. Construction has a long memory.

Logistically, the biggest difference is time and space. In Manhattan, you’re operating inside very tight parameters. Most buildings give you an eight-hour workday — maybe 9 to 5 or 9 to 4 — and you’re bound by building management rules, co-op boards, doormen, elevator operators, and neighbors living literally on all sides of you. Every move is visible. Every delivery is scheduled. Every mistake is amplified.

In the Hamptons, I love the freedom. If you plan properly and behave respectfully, you can work a boatload of hours. You can start early, work late, and really build momentum. As long as you’re not making excessive noise or doing exterior work outside of permitted hours, you can keep moving on interiors.

But freedom comes with responsibility. We play nice in the neighborhood. We introduce ourselves. We keep the site spotless — no debris blowing out of dumpsters, no blocking roads, no parking on lawns. We make sure traffic flows. We say hello. We offer a coffee or a bagel. And if something goes wrong, we handle it person-to-person before it ever becomes a call to the town.

Structurally, Manhattan pre-war buildings are about precision, preservation, and patience. You’re dealing with old masonry, steel framing, shared systems, and zero tolerance for surprises. Everything has to be planned and executed surgically.

In the Hamptons, you’re often working with wood-frame construction, larger footprints, and more direct access to the structure. There’s room to spread out — literally and creatively. Both environments demand respect. The city teaches discipline. The Hamptons reward planning and kindness.

For Hamptons homeowners, timing is everything. If someone wants to be “summer-ready,” what’s a realistic timeline working backward from Memorial Day?

You absolutely have to plan ahead — way ahead — and give yourself wiggle room. Those beautiful Memorial Day-to-Labor Day summers are only beautiful because they’re planned properly.

A cosmetic refresh might take one to three months. Anything structural, historic, or involving zoning, wetlands, or variances can take a year or more. Permitting alone can eat up months.

One of the biggest mistakes homeowners make is struggling to make decisions. I had a client — great guy, and I’ve known his wife for years. We hired a very competent architect, but hesitation and revisiting decisions slowed the job. In the Hamptons, hesitation costs time, and time costs summers.

What do you wish Hamptons clients better understood about budgets right now?

Budgets today are about timing just as much as dollars.

Labor availability is huge. During COVID, pricing was absurd because crews were overwhelmed. I postponed major work on one of my own homes because the numbers made no sense — and it saved me a fortune. When things normalized, pricing came down and availability improved.

Hire crews that know how to work together. The cheapest number is rarely the best value.

Material lead times matter too. Imported stone, appliances, specialty hardware, and cedar all experienced massive swings. It’s better to be prepared than surprised.

The biggest cost creep comes from change orders. I always include an addendum early — suggesting smart upgrades while walls are open. Clients are happier doing it once instead of coming back later at a higher cost.

Coastal homes come with their own challenges. How do you build for longevity?

Moisture, salt air, wind, and shifting soils are constants in the Hamptons. Drainage and waterproofing are non-negotiable. Salt air accelerates corrosion, so we spec marine-grade materials.

Storm resilience matters too — hurricane-rated windows and doors, impact glass, shutters, and reinforced openings. In some cases, elevating a home makes sense to address flooding and future-proof the structure.

The biggest mistake is treating a coastal home like a city home. The environment will win. Build thoughtfully, and it will last.

Renovation vs. teardown vs. addition — how do you decide?

The house tells you the story. Creaking floors, tilted windows, and moisture odors — all clues.

Zoning and historic rules matter. In many villages, teardown isn’t even an option. Some homes are no-brainers for teardown. Others shine with thoughtful additions.

I’m not a fan of McMansions, but tasteful, well-scaled additions that fit the neighborhood make sense — especially as price per square foot continues to rise.

Luxury can mean many things. What truly improves daily living?

Luxury is personal. It doesn’t always mean expensive.

For me, it’s great kitchens, beautiful stone, flexible islands, and high-end appliances that last. Kitchens and bathrooms drive resale and daily joy.

Flash can be automation or grand features, but function matters more. One place technology truly shines is security — especially for renters and frequent travelers.

Smart luxury stretches the dollar without sacrificing quality.

What hidden conditions do you find once walls are opened?

Often, opportunity. Opening walls brings light and flow.

We look for load-bearing conditions, outdated wiring, plumbing, and framing. Contingencies are essential — it’s not if you’ll find something, it’s when.

Seeing space in real life changes everything.

Why design-build — and when is it not the right fit?

Design-build allows real-time decisions, faster progress, and fewer layers. Technology lets clients stay engaged from anywhere.

It’s not for everyone. Some clients need everything fully documented upfront. Design-build thrives on trust and momentum.

Who should be on the dream team for a Hamptons renovation?

A seasoned builder first. Then the right architect and designer — people who collaborate well.

Visualization matters. I tape layouts, create storyboards, and align everyone early to reduce surprises.

Landscaping is huge. Done right, it creates lifestyle and memories — not just curb appeal.

How do you run a discreet, secure job site?

Run a tight ship. No littering, no loud music, no smoking, no drinking. Proper fencing, covered dumpsters, and respect for neighbors.

I introduce myself, give small gestures, and leave my number. Kindness builds goodwill — and projects run smoother because of it.

If you could give homeowners one rule to avoid renovation regret, what would it be?

Enjoy the journey.

You’re improving something you own. Make the best decisions you can, accept mistakes, and move forward. Perfection isn’t the goal — living well is.

Learn more about Romano by visiting rayromanocontracting.com.