Hi, wondering if someone can tell me how it works in NYC if you buy a co-op that needs extensive renovation. More precisely, here are my questions: 1. How many architects and contractors should I have look at it and make a bid? What factors to consider in comparing the bids? I've never done this before, so please, even if you consider something too basic or elementary to tell me, it isn't. 2. How... [more]
Hi, wondering if someone can tell me how it works in NYC if you buy a co-op that needs extensive renovation.
More precisely, here are my questions:
1. How many architects and contractors should I have look at it and make a bid? What factors to consider in comparing the bids? I've never done this before, so please, even if you consider something too basic or elementary to tell me, it isn't.
2. How long does it take for an architect/designer/contractor to come up with a plan to do the work?
3. Once we agree to a price and timeline, is that when I have to ask the co-op board for permission? Also, please tell me about the 2 scenarios - a. no need to file with dept. of buildings (I've read on this site that it can cause a big delay.) b. must file with dept. of buildings
Here is what I want to have done:
KITCHEN
1. tear down wall between kitchen and living room - it is TILED, yuck. Replace with "normal" wall - ie. sheetrock and paint.
2. reface kitchen cabinets
3. replace formica with granite
4. new undermount sink and faucet
5. break through to closet in adjoining room to make it a pantry
Probably will keep existing appliances b/c they are only 2 years old (rest of kitchen is 25 yrs. old)
BATHS
2 bathrooms - both are very icky. Need to be gutted. Suggestions?
GENERAL ISSUES
Paint the entire place (about 1800 sq ft.)
Refloor the entire place with hardwood, except in kitchen and baths.
In kitchen probably use granite floor tiles and in baths ?? maybe ceramic tile, maybe marble or granite, any other suggestions?
Change the lighting (currently no light fixtures overhead so very dark.) Concrete constructions precludes recessed fixtures. What options are there besides "track lighting" which looks very 80s to me (or are there some updated, nice versions?)
I want to love the place - it will be my home for many years
to come. I don't view this as an investment property in any way.
Having said that, I don't want to be an idiot and throw
away money.
Does anyone have a rough rule of thumb for renovating in NYC on a per sq. ft basis? e.g. if I spend $100/sq foot all in then it will cost $180k to do this.... is that reasonable?
Also, curious about how hard is it to move a non-load-bearing wall about 3 feet? I might want to expand the bedroom which is a wee bit small into the living room which is plenty big enough.
Suggestions, comments?
Thanks in advance.
[less]
re: your overhead lighting, I always chuckle when I recall a designer in Architectural Digest saying, 'Overhead lighting will make a baby look 40.'
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Response by beckyg
about 16 years ago
Posts: 18
Member since: Oct 2009
Columbia, thanks, I had read through a lot of posts and searched for some answers in the renovation threads before posting, but did not see anywhere an answer to how many different bids do people solicit on average and especially, what is a rule of thumb for how much to plan for on a per square foot basis for a good renovation, using good quality but not wildly expensive finishes.
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Response by beckyg
about 16 years ago
Posts: 18
Member since: Oct 2009
drdrd, not sure I get your point? Yes, I'm aging, and don't really care if my overhead lights make me look even older, b/c as my vision is getting worse, I need the light. Traveling for work, one of my biggest pet peeves is the dark hotel room. Even the nicest hotels seem to think that a few table lamps and maybe one floorlamp are enough to see by. Sorry, as babyboomers age, we'll see that people really need bright overhead light. LEDs are especially good for this b/c they provide a lot of light in an energy-efficient way, with less glare than other types (e.g. compact fluorescents.)
My question still stands - what options have people used when they can't install recessed lighting - track lighting and what else?
columbiacounty, thanks - they have some very cool designs!
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Response by designbyfrancois
about 16 years ago
Posts: 12
Member since: Oct 2009
First of all, this looks more like an interior design job then an architect’s job especially that you are really playing with finishes and surfaces. If you move walls around then an architect may be needed. A good interior designer probably already works with one. An interior designer may the most aware about fixtures, material and finishes etc.
I would recommend exposing what you what to get done to designers and interview them by the same token to find one, which you feel comfortable working with. In this market I am sure there are plenty of good designers who will be willing to come and have a look for no fee.
As for the work itself the prices can vary widely and steeply depending on the quality of the workmanship and the materials but once you elaborate a scheme with everything specified it becomes easy to get a good idea about the prices and if needed to thinker with the different element of the project to fit within your budget. $100 sounds like the national average price for plain home-depot-quality construction; renovations in NYC can cost a bit more but aside from the paint and the floors the work is concentrated in certain areas so you may be OK with your budget.
Either ways I would be glad to refer you to some qualified professional if you need.
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Response by thedesignertouch
about 16 years ago
Posts: 2
Member since: Nov 2009
Beckyg,
I agree with designbyfrancois - it looks as though you need an Interior Designer. An Interior Designer will walk through the project with you and help to determine a game plan. They can also provide floor plans of the proposed design. Should any permitting be required (due to structural or load bearing work), the designer can acquire a registered architect to seal their plans.
I am a professional interior designer myself - you can view my website at www.thedesignertouch.com
Feel free to contact me with any other questions.
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Response by printer
about 16 years ago
Posts: 1219
Member since: Jan 2008
beckyg,
couple of questions to help you a little better: how fancy of a neighborhood/building are you buying in? This can greatly affect how much the reno costs, and what type of assistance you'll need - i.e. architect vs. designer + contractor. generally speaking, the larger/fancier/more formal of a building, the greater likelihood you'll need an architect and filed plans, and that you'll need to use contractor and sub-contractors who are fully licensed and insured, vs. maybe getting away with less.
and the nicer the area/building, typically the more restrictive the work rules are. also, depending on the age of the building and the building's policies, they might require you to do more work than you think you need to - i.e. replace a lot of the plumbing and electrical. since the co-op is responsible for everything inside the walls, they like to take advantage of the fact that you are doing work to make you pay for updating all of that. obviously all of this will add to the cost.
have you already bought the place? if not, a good idea is to find a contractor or architect you like, and have him/her walk through the place with you. they'll be able to give you a good ballpark of the costs.
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Response by Drumbane01
about 16 years ago
Posts: 39
Member since: Nov 2007
beckyg The Alteration Agreement you inherit when you buy the apt. will necessitate that you get your renovation plans reviewed by the coop board. According to their architect (who actually does the review) they will ask you to get a building permit from the city because you are moving a wall. Doesn't matter if it's structural or not. Therefore you need an architect not an interior designer, as drawings have to be signed and sealed by a licensed arch.
Expect about 4-8 weeks for final plans depending on how much you actually want to do, specifications, etc; add board review time; then allow 1-3 weeks for bldg. dept. filing for permit (can be quicker but that's another conversation); then contractor can start work. Work might be 6-12 weeks depending on what you actually end up doing. Try not to live there during construction!
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take a look
http://www.streeteasy.com/nyc/talk/search?search=renovations&commit=Search
re: your overhead lighting, I always chuckle when I recall a designer in Architectural Digest saying, 'Overhead lighting will make a baby look 40.'
Columbia, thanks, I had read through a lot of posts and searched for some answers in the renovation threads before posting, but did not see anywhere an answer to how many different bids do people solicit on average and especially, what is a rule of thumb for how much to plan for on a per square foot basis for a good renovation, using good quality but not wildly expensive finishes.
drdrd, not sure I get your point? Yes, I'm aging, and don't really care if my overhead lights make me look even older, b/c as my vision is getting worse, I need the light. Traveling for work, one of my biggest pet peeves is the dark hotel room. Even the nicest hotels seem to think that a few table lamps and maybe one floorlamp are enough to see by. Sorry, as babyboomers age, we'll see that people really need bright overhead light. LEDs are especially good for this b/c they provide a lot of light in an energy-efficient way, with less glare than other types (e.g. compact fluorescents.)
My question still stands - what options have people used when they can't install recessed lighting - track lighting and what else?
take a look.
have used these lights extensively. love them.
http://www.techlighting.com/
columbiacounty, thanks - they have some very cool designs!
First of all, this looks more like an interior design job then an architect’s job especially that you are really playing with finishes and surfaces. If you move walls around then an architect may be needed. A good interior designer probably already works with one. An interior designer may the most aware about fixtures, material and finishes etc.
I would recommend exposing what you what to get done to designers and interview them by the same token to find one, which you feel comfortable working with. In this market I am sure there are plenty of good designers who will be willing to come and have a look for no fee.
As for the work itself the prices can vary widely and steeply depending on the quality of the workmanship and the materials but once you elaborate a scheme with everything specified it becomes easy to get a good idea about the prices and if needed to thinker with the different element of the project to fit within your budget. $100 sounds like the national average price for plain home-depot-quality construction; renovations in NYC can cost a bit more but aside from the paint and the floors the work is concentrated in certain areas so you may be OK with your budget.
Either ways I would be glad to refer you to some qualified professional if you need.
Beckyg,
I agree with designbyfrancois - it looks as though you need an Interior Designer. An Interior Designer will walk through the project with you and help to determine a game plan. They can also provide floor plans of the proposed design. Should any permitting be required (due to structural or load bearing work), the designer can acquire a registered architect to seal their plans.
I am a professional interior designer myself - you can view my website at www.thedesignertouch.com
Feel free to contact me with any other questions.
beckyg,
couple of questions to help you a little better: how fancy of a neighborhood/building are you buying in? This can greatly affect how much the reno costs, and what type of assistance you'll need - i.e. architect vs. designer + contractor. generally speaking, the larger/fancier/more formal of a building, the greater likelihood you'll need an architect and filed plans, and that you'll need to use contractor and sub-contractors who are fully licensed and insured, vs. maybe getting away with less.
and the nicer the area/building, typically the more restrictive the work rules are. also, depending on the age of the building and the building's policies, they might require you to do more work than you think you need to - i.e. replace a lot of the plumbing and electrical. since the co-op is responsible for everything inside the walls, they like to take advantage of the fact that you are doing work to make you pay for updating all of that. obviously all of this will add to the cost.
have you already bought the place? if not, a good idea is to find a contractor or architect you like, and have him/her walk through the place with you. they'll be able to give you a good ballpark of the costs.
beckyg The Alteration Agreement you inherit when you buy the apt. will necessitate that you get your renovation plans reviewed by the coop board. According to their architect (who actually does the review) they will ask you to get a building permit from the city because you are moving a wall. Doesn't matter if it's structural or not. Therefore you need an architect not an interior designer, as drawings have to be signed and sealed by a licensed arch.
Expect about 4-8 weeks for final plans depending on how much you actually want to do, specifications, etc; add board review time; then allow 1-3 weeks for bldg. dept. filing for permit (can be quicker but that's another conversation); then contractor can start work. Work might be 6-12 weeks depending on what you actually end up doing. Try not to live there during construction!