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Bathroom renovation-pricing, contractors and styles

Started by lobster
about 16 years ago
Posts: 1147
Member since: May 2009
Discussion about
Thinking seriously about buying an apartment which needs considerable renovations for two full bathrooms- one has shower, one has bathtub. Everything is servicable, but really old, at least 35 years. 1. Any advice as to whether to use a general contractor or a contractor supplied by a bath design store (we are not handy enough to do work ourselves); 2. Any idea as to price range for renovations. Not planning to go crazy, just new vanity, tiles, etc.; and 3. For resale, is it beat to decorate in a traditional manner, a more spa-like atmosphere or perhaps something else? Thanks in advance for any advice.
Response by 30yrs_RE_20_in_REO
about 16 years ago
Posts: 9876
Member since: Mar 2009

Firstly: don't believe anyone who tells you you can just do new tiles: it is almost impossible to take down old tiling and not re-do the walls and floor below them. While it's possible (but I usually don't advise it because you almost always have unsightly boundary issues at the bottom of the walls and tub) to go over existing floor tiles, it's really a bad idea to do it with wall tiles.

These days i think you'll have a hard time finding a GC who will take a small job like just one bath, so you may not have another choice but to go with the design store contractor, unless there is a building contractor who will do it (ask the super: there are many buildings where the super will GC small jobs like that).

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Response by manhattanfox
about 16 years ago
Posts: 1275
Member since: Sep 2007

you may need board approval including an architect for bathwork

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Response by nyc10023
about 16 years ago
Posts: 7614
Member since: Nov 2008

1) Can't generalize - depends on the reputation. In this economy, be very wary of all GCs and keep your dollars close. Even if they've run a tight ship in the past, they may be tempted to abscond with your $ and do nothing (this has happened to us).
2) The variable factor is labor (assuming you're not doing any moving around of fixtures, walls). Tiles - if you don't scrimp, go for Waterworks-esque - 2k. Tub - 1k. Sink/vanity - 1k. Toilet - 300+. Faucets - 1k+. All this buys you very high end stuff, but because labor is typically a much larger component of the costs, might as well splurge unless you really can't afford it.
3) Traditional with an edge for resale, in my experience.

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Response by raddoc
about 16 years ago
Posts: 166
Member since: Jun 2008

Try Pro-tone contracting (Roslyn NY). They did our 2 baths and another unit on our building. Affordable, reliable, and great service with the little stuff after the projects were finished. They carry the high levels of insurance needed to work in the city and cleared our board/management company's requests with ease. Getting a designer from the bath place to lay things our and spec the orders makes life simpler, but not a necessity.

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Response by kylewest
about 16 years ago
Posts: 4455
Member since: Aug 2007

I'm not sure what you mean by traditional. Hopefully not vanity with built-in shell shaped sink and $100 Delta faucets. Things almost everyone loves: pedestal sinks, Robern medicine chests, nickel fixtures, frameless tempered glass shower/bath walls, Toto/Duravit type toilet.

Prices will vary enormously depending upon size and what you are doing. Leaving the tub is a lot less than replacing it, but the end job is limited by condition/type of existing tub. Reglazing or coating a tub with a liner is ok, but some people find the results don't hold up. Since we don't know what you are planning, I'd say prices can range from $10,000-$40,000 for average NY-apt-sized bath with low to reasonably high-end finishes. Of course, sky is the limit and for a 5x7 foot bathroom you can also spend $75,000 if you try.

For resale, I'd stick with clean lines and avoid trendy choices like walls of glass tiles or glass sinks. Keep the palate neutral, too. Use towels to add color if you like, or a shower curtain if you have one, but neutral sells quicker than a blue or green or yellow bathroom in most apartments.

Supers are the best resource for contractors with a good track record. If yours doesn't have anyone, ask next door or across the street. Or ask friends. Also insist on a payment schedule with as many installments as is reasonable.

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Response by nyc10023
about 16 years ago
Posts: 7614
Member since: Nov 2008

The latter, KW! If you go visit prewar apts, with subway tiles, pedestal sinks, cast iron tub - you may not love it but very little to hate. If you want a little edge, do it with paint colors rather than fixture & tile choice.

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Response by nyc10023
about 16 years ago
Posts: 7614
Member since: Nov 2008

I reglazed once (a fairly new, unused tub with some marks) and it was not worth it. For a couple hundred dollars more, you can get a nice cast iron from Kohler.

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Response by lobster
about 16 years ago
Posts: 1147
Member since: May 2009

Thanks to everyone for all your tremendous insights and advice. Thanks 30yrs RE-I passed your advice on to my husband who I think was starting to get that look in his eyes that he wanted to do the tiling himself. Hopefully, he'll rethink that with your good advice. Thanks Raddoc, we're both originally from Long Island and have family there so Roslyn is close to home. I wasn't sure if Long Island contractos would come to NYC. Thanks NYC 10023 for all the numbers. Big help. I think I know what traditional with an edge is and that was my instinct aa well. Thanks Kylewest, too many great ideas to mention them all, but really helpful suggestions.

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