Big Price Difference in Renovation Estimates

On would speculate somewhere between the two is about accurate . . .12k is light for that scope of work

I had a studio that size back 12 years ago and I paid $20k to completely redo a kitchen, remodel the bathroom, sand and seal floors, paint and update electrical. 12k to do all you want seems really low, unless your idea of a remodel is not what I am thinking.

I'd be much more skeptical of the 12k bid - that doesn't sound possible for the work you described.

Cost of wood floors varies depending on quality, but assume you could buy something for $10 per square foot. 500 sq. ft. X $10 per sq. ft. = $5000, just for materials. Then you have to rip up what's there and pay for installation. Total $7k?

Small kitchen in a studio probably has at least 15 linear feet of cabinets x $200 on low end = $3000, plus demo of old kitchen, installation of new cabinets, appliances, etc. Total, w/o appliances: $6000?

Typical NYC bath, 8x5, new tub, toilet, sink, $1500? Tile, low end at least $1000, again low end. Plus demo and tile installation, plumbing and faucet/shower controls. Coop will probably require new shower body, if in an older building. I've never heard of a bathroom renovation that cheap, but total at least 7k?

Cost of adding wall probably not much: 1K?

Add in cost of permits, fees to building, any electrical updates, and general budget creep, I can't imagine you'd get away with only 12k. I'm not a contractor but could see at least 25K plus with little effort. I'd be wary of the 12k contractor.

I agree with the others -- one seems low, the other seems high. Keep getting more and more estimates, you'll soon get a much better idea of what it should be.

Get line-by-line details on what's in the bid. Does it include all surface materials and fixtures? Does it include behind-the-scenes stuff and short-life hardware/tools? Does one bid address all the bogus costs associated with your cooperative (possibly architect x2 if they're really overbearing, insurance, etc., real contractors)?

I rehabbed my place on the cheap for $12K in a very lenient coop. I demoed the galley kitchen wall and floor tiles myself (never again!). I hired separate tradesmen for plumbing, electrical, kitchen flooring, and Ikea cabinets. I used an online source for my Silestone kitchen counters, and laid the floating birch veneer flooring myself. I bought lowish-to-midrange appliances GE fridge, Fisher Paykel stove, Miele dishwasher). I left the bathroom an "ugly zone" for future renovation.

Although there are very cheap, basic high-quality sources for things like tubs ($300), sinks and toilets, I too am skeptical that you can do everything you mentioned for $12K, all materials and labor included, no sweat equity, especially in a cooperative.

On the other hand, of course you should never get referrals for anything from real estate agents, except maybe criminal defense attorneys. Have you gotten a referral from the superintendent of the building?

I am assuming by flooring you mean refinishing existing flooring, and the kitchen "remodel" means keeping appliances and changing cabinet door/drawer fronts. Otherwise, this just isn't doable at $12K. Is this in Manhattan? Does the coop require permits? It seems odd that you got two bids for $12K.

Re-reading original question, I now assume the $12K is strictly labor, and even then, yes, "hardwood floors" probably doesn't mean what one might at first assume. So either refinishing or an inexpensive laminate/veneer/engineered product ... what I call "hard floorcovering". Ten years lifespan.

$5k kitchen install...prev neighbors took down wall, installed kitchen island, new counter-tops...

hired some shady Chinese guy they knew in the 'family'.. unlicensed but city/co-op still approved the cert of occ and i was amazed how good it looks.. too bad i couldn't get that rate since i wasn't 'in the family.'

PS update us with estimates/decision I have a very similar project coming up thnks

"On the other hand, of course you should never get referrals for anything from real estate agents, except maybe criminal defense attorneys."
alanhart: Thanks for a good HEARTY laugh!

A few years ago a broker recommended an Architect to help us 'price' a renno and the 'estimate' was HIGH. With that we offered quite a bit below ask. When asked by the broker why, we said it was because the renno would be so costly. The broker said, 'well that's because you asked the MOST expensive architect around!" Can't win in this GAME...

btw: I have a pretty good criminal defense attorney if anyone needs one. (& I am not a broker, seriously)

Ooops, I should have clarified: these estimates were JUST FOR LABOR.

Yes, this is for Manhattan and the co op needs a formal alteration agreement & has to approve the contractor.

I have material estimated separately and that looks to be around $25K or so - including appliances, fixtures,flooring etc. Everything in the kitchen and bathroom has to be replaced, except for the tub which will be re-glazed. I have to remove the existing flooring and am re-doing with bamboo ($3.50/sq ft). And then there is the partition to make the alcove studio into a junior 1 bedroom.

Given that, I think the $47K labor only estimate seems VERY high. Both the $12k estimates came from the seller's referrals....and I can't help thinking he has an interest in assuring me the work to be done is cheap since he just wants to sell. Who to believe?!

I got a subscription to Angie's List but very few of the contractors I'm looking at have any feedback there.

Roons,

I hope I can help. I am not the cheapest contractor in the world but I will give you the prices that are typical for your type of project.

This is for better then average job:

Typical cost for labor for a manhattan bathroom assuming you have to remove the existing branch lines and replace them back to the riser, install shutoffs with an access panel. Install owner supplied tile sand fixtures: $14-18k. Can you get it done cheaper, of course but I believe the quality will not be as good

Kitchen: Same issue with the plumbing, assume install tile, cabinets, gfi outlets, lighting, appliances : 12-18, really depends on many factors

Flooring: 2-2500 for refinishing

General Carpentry: $5-7K

Total: Low side 33,000.00, doe snot include painting

There is no way I would go with the guys for 12k. I would have two more contractors come in as the prices you are getting are way too far apart.

Is your apartment pre-war or post?

Based on my experience, reasonable quotes will run you in the 20-something to 30-something thousand range. My contractor quoted me about $13K labor only in a sweetheart deal to gut reno my K&B, both of which are tiny. Add about $10 psf, give or take, for flooring install, so about $6K in your case. Other work you mentioned are not as involved, so add another couple thousand. Take out the preferential pricing and your quote is somewhere in the low 20 thousands. I would use this as the floor for your quotes and go from there.

Closets/lighting aint cheap either! Especially, if you are using a licensed electrician.