Package Rooms in Co-Ops and Condos: The Space that Now Drives the Building

For many years, the lobby aesthetic was the primary focus of every renovation conversation. And rightly so. The lobby establishes the tone. It reflects the building’s identity, its brand if you will.

But in recent years, I have had more conversations about managing the tremendous influx of packages than about seating arrangements or chandeliers.

That is not an exaggeration.

If the package room does not function properly, or is sorely inadequate, the lobby cannot function properly. The staff becomes burdened. The desk becomes cluttered. Residents become impatient. What should feel calm begins to feel chaotic.

This is not a cosmetic concern. It is operational infrastructure.

The sheer volume of packages being delivered daily has fundamentally changed how residential buildings operate.

Multiple carriers. Multiple deliveries per unit per day, sometimes per hour. Oversized cartons. Grocery and pharmacy shipments. Same-day expectations. It can feel out of control.

Most package rooms in co-ops and condos were never designed for this volume. They were sized when deliveries were occasional, modest, and manageable, long before the advent of Amazon and the culture of instant delivery.

If your building was constructed before the early 2000s, I can say with confidence that the original package room allocations no longer apply.

The signs are obvious.

Packages spill into public view, on the floor by the desk, piled on benches meant for waiting guests, anywhere there is a perceived extra inch of space.
Staff spend valuable time shifting boxes instead of managing the building, especially during peak traffic hours.
Sightlines are compromised.
Residents complain about delays or, worse, misplaced deliveries.
The lobby feels strained even on an ordinary weekday.

When I walk into a building and see this, I know immediately that the space is undersized or poorly planned. It becomes our first functional hurdle to address.

If a package room feels just sufficient, it is already insufficient.

When I evaluate or redesign a package room for a co-op or condo building, I focus on five essentials.

Peak demand, not average days
Holiday weeks and weather delays reveal the true capacity requirements.

Clear circulation
Staff must move safely and efficiently. Narrow aisles and floor stacking are warning signs.

It is essential to speak with the building staff to fully understand their challenges and what would allow them to better serve the residents.

Defined organization
Small parcels, oversized items, and specialty deliveries require designated zones. Order does not happen by accident. Adjustable shelving is critical. It allows flexibility during high-volume holiday periods and slower summer months. A percentage of clear floor space must be preserved for larger items such as area rugs or floor lamps.

Security and visibility
Resident property must be protected without compromising workflow. Ideally, the package room is located within steps of the desk so staff can remain efficient without diminishing their security presence in the lobby.

Long-term growth
The volume of incoming and outgoing packages is not static. Designing only for today is short-sighted.

In some buildings, careful reconfiguration and properly designed shelving systems are sufficient. In others, additional square footage must be allocated. Every building is different. The key is an honest evaluation.

Functionality influences perception.

Prospective buyers may not articulate why a building feels well managed, but they sense it. Calm public spaces, efficient staff operations, and organized service areas communicate stewardship and thoughtful planning.

Disorder communicates the opposite.

In competitive real estate markets, that distinction matters.

How large should a package room be?
There is no universal formula. It depends on the number of apartments, delivery volume, available underutilized space, and proximity to the doorman station. Older buildings understandably did not anticipate today’s delivery culture. Many are now working to correct that.

Are automated package lockers the answer?
They can be useful in certain buildings, but they are not a cure-all. They require space, maintenance, and do not address oversized deliveries effectively.

Can we improve the situation without major construction?
Often yes. A thoughtful evaluation of available space, the possible use of package cabinetry in lieu of constructing a full ADA-compliant room where appropriate, and properly planned storage systems can significantly improve performance.

After decades designing lobbies and common areas in New York’s most discerning co-ops and condos, I have learned this:

Beauty attracts attention. Infrastructure sustains value.
A refined lobby cannot compensate for operational strain behind the desk.
If your package room feels pressured, crowded, or perpetually full, it is time to reassess.

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