Co-op renovation in Tribeca

I think you are in dream land - my friend just did a small amount of work on a 2/2 loft in tribeca 1600 sq ft which included changing out some appliances in the kitchen, moving an interior wall, and modifying the existing bathroom to remove tub and add shower and it cost him 100k.

given that you want to install air and add a bathroom i think you are looking at 200k + fees to do mid-high end.

You can't be serious.

The Central air is about $50,000.

To completely add a three fixture bathroom (including full plumbing stacks, etc.) I would say $40,000.

To 'refurbish' the kitchen (assuming new appliances/fixtures/backsplash/counters/cabinetry) $30,000.

Wall work - not too much - but include repainting and and millwork, plus closet design - $15,000

Floor - refinishing at about $7/sf = $15,000

Conservatively - and I mean that - you're looking at $150,000 - WITHOUT architecture fees. You could easily veer towards $200,000+

My guess on central air was closer to $75,000-100,000

Add a bathroom: $60,000 minimum for high end--a gut of existing bath with high end finish is about $40,000 for small space.

Kitchen $40,000 (appliances: fridge $5K+, stove $4K, d/w $1.5K, sink/faucet $1.25K+, convection microwave $1.5K = $13,750 and this doesn't include a wall oven if you were interested)(new cabinets for 8x10 galley kitchen + counters = $26,000 installed if you get an absolute bargain from high end millworker)

Wall construction: $20,000 with electrical work and high end doors and mouldings and door frames.

Floors for 2400 sq/ft: I think matsonjones' estimate is a good one $15,000

This totals $210,000-$235,000.
Architect with drawings, bid review, building engineer review, permit coordination, construction oversight: $25,000
Expeditor: $6000
Job total: $241,000-266,000

Allow 15-20% for cost overruns which may not be needed, but in case they are, you shouldn't be caught with no contingency planning.

Could definitely be as much as others say or not. ReaLly depends on how strict your co-op is.

My costs are based largely on the recognition that electricians and plumbers (both of which you'll need a lot of) are expensive. Also, reconfiguring space requires NYC permit and has nothing to do with DOB. Nor would I conceive of undertaking such an expensive and extensive renovation without properly detailed construction drawings and architectural oversight of the GC. I'm not sure where a lax building would make much of a difference here.

Wait...I didn't type what I meant: Also, reconfiguring space requires a NYC permit by the DOB and has nothing to do with a strict or lax building.

For central air, if this is a loft and you are planning just exposed ducts, $50K is about right assuming that the compressor can be located nearby. The rest, I agree with KW. If you are planning for a "Tribeca kitchen" -- Sub Zero, Wolf, etc. -- he might even be low. Either way, a/c + kitchen is probably close to a $100K job. The bathroom can be done well for something less than $60K, but the "wall work," especially if you are planning on custom closets, etc., could easily be more than $20K.

Kyle is right on. You'll be nearing $300k and 6+ mos. for the scope of work you're planning.

I think Kyle is under on the kitchen but otherwise agree. You might be able to live without top of the line appliances but if you want to resell the apt as a renovated apt, you will need high end mill work and appliances. And don't forget the payoffs for the DOB to issue permits.

I hope before you close you have a serious talk with an architect and get real estimates. Your current plan is way, way off base.