Hello, We just purchased a magnificent space in Soho and would need to gut renovate it. I have found very useful advice on streeteasy and I hope you would be able to help me estimate the costs. We need to do the following: - The loft is on the 6th floor at a busy intersection and We would need to soundproof 13 windows (8 of the 13 windows are "triple" windows - i.e. the 9 foot wide window is made... [more]
Hello,
We just purchased a magnificent space in Soho and would need to gut renovate it. I have found very useful advice on streeteasy and I hope you would be able to help me estimate the costs. We need to do the following:
- The loft is on the 6th floor at a busy intersection and We would need to soundproof 13 windows (8 of the 13 windows are "triple" windows - i.e. the 9 foot wide window is made of three 3 foot wide windows). The is a bus stop in front of the building and it is be quite noisy. Any idea what windows we should use? What would be the cost?
- The floors are made of concrete and we would like to add wooden floors after evening the surface flat (there are minor irregularities in the concrete blocks)
- We need to build 2 baths (there is currently 1 bath but it is in bad shape)
- We need to change the kitchen, add lights, build walls for 2 or rooms, add closets, etc.
- The walls are in very good condition and do not require too much work other than paint.
The good thing with this renovation is that there is pretty much nothing in the loft so there is nothing to be destroyed (minimal garbage).
How much would all this cost?
Any good contractor or architect you coud commend? How long does the approval process take before we can start the renovatios?
Thank you all for your valuable inputs!
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Response by jd1234
over 14 years ago
Posts: 63
Member since: Sep 2010
Sorry for the typos, I am using my Ipad...
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Response by jd1234
over 14 years ago
Posts: 63
Member since: Sep 2010
Just to add, we are looking into a functional middle range quality renovations (no Viking stove or marble shipped from Italy....). Looking for clean execution which would look good, but no high end materials.
Thanks for your inputs!
The approval process should take about two months from the time the architect takes the survey to the time the building dept approves the drawings.
I am not sure where matronjones is coming up with their pricing
I there is very little in the loft the demo will not be close to 25k and 2 bathrooms should cost 60k if not going hi-end, probably can do the kitchen for less as well. He is guessing that the flooring will cost 70k which is 35 sq ft. I don't think so.
I t is really hard to price out a project without seeing the field conditions. I would meet with several contractors and designers to get real pricing
I will recommend BuiltINstudio: www.builtinstudio.com you can call Gary or Terence at 347-599-1054
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Response by susantheteacher
over 14 years ago
Posts: 17
Member since: Mar 2008
We just finished a gut renovation and used Joseph Safdie at www.berceli.com. Phone number 201-947-4157.
He did a great job and was wonderful to work with. It took about two months for us to get approved. Like Primer said it is hard to price out without seeing it first, but we felt Joseph was very far in this pricing and worked with us. Hope this helps.
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Response by matsonjones
over 14 years ago
Posts: 1183
Member since: Feb 2007
I am including architect's costs (20%) into that as well as contractor....
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Response by front_porch
over 14 years ago
Posts: 5316
Member since: Mar 2008
In addition to thinking about how you want your loft to look for you, you should think about resale. At this point, I would certainly at least mull putting in C/A/C, because buyers in the $2mm range are starting to see it as a must-have. I realize that it will cost $100K, so it might simply not be in the budget.
Less optional, I think, is the scale and quality of the kitchen. If you spend "only" $50K on your kitchen, and shy away from brand-name appliances like "Viking ranges," it will look out of place in a $1.5-$2mm apartment, and your being "under-kitchened" (a word I just made up) will depress your future resale prospects.
ali r.
DG Neary Realty
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Response by jd1234
over 14 years ago
Posts: 63
Member since: Sep 2010
Thanks all for your inputs. Ali, I see your point, but we intend to live in the apartment for the next 10 years, so the resale value is a factor but not the most important one (also tastes change in time). I read terrible consumer reports on Viking stoves and the cost of repairs, so I will likely go with regular kitchen appliances. As for the AC, we are considering putting it for our comfort, but still have to analyze cost-benefits.
One thing we are sure of is that we do absolutely need to change all the windows and sound proof them. Any ideas how much it would cost (13 large windows, 9 of them them being 8-foot wide).
Primer and Matt, do your estimates for the floors include evening the floor flat (because now, we only have concrete floors that may not all be at the same level).
Thank you!
Thanks again for all your help.
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Response by RenoGrl
over 14 years ago
Posts: 2
Member since: Oct 2007
I would recommend the contractor I used - Ofer: 347.577.2053
I gut renovated my 2 bdrm in Soho in the last year and he did an amazing job. I didn't have to bother with an architect as a result.
He also has two lofts downtown which he gut renovated.
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Response by nyc10009
over 14 years ago
Posts: 26
Member since: Sep 2010
Hi there,
I had a good experience with Philip's Home Improvement. His email is philipshomeimprovement@gmail.com.
I have recommended him to many friends and they were happy with his work. He just gut renovated a 2 bedroom uptown and it is immaculate. I know he installed triple pane windows in another friend's 3 bedroom on the UES. I would be happy to give him a buzz and see if he can give you a price for that. I would assume he would need the height..
Best of luck.
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Response by karhu
over 14 years ago
Posts: 84
Member since: Aug 2010
Hi jd, I am a licensed architect with experience of middle range quality renovations. If you need architectural service, please feel free to contact me at generative.arch@gmail.com My fee is very reasonable and I work fast.
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Response by jd1234
over 14 years ago
Posts: 63
Member since: Sep 2010
Thank you all for your advice.
The hight of the windows is fairly standard. The ceilings are 11 feet high and the windows are sized accordingly (I would have to measure tonight). They are not floor to ceiling...
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Response by nyc10009
over 14 years ago
Posts: 26
Member since: Sep 2010
Hi again-
I spoke to my contractor, Philip and he said it was difficult to give a price for the windows without seeing the frame. He said if he had to guess, it could be $20-30K..but definitely not sure. He also said he would be glad to give you an estimate for the other components of your project. He agreed with Primer and said the bathrooms would most likely be around $30K apiece for mid-range quality and that the flooring price (to even out floor, etc) would probably be around $26 or 27 per square foot. As Primer mentioned, it would be difficult to give an accurate price without seeing the space. Okay..good luck with your project! You should consider Philip as one of your contractors to interview. He is a good, honest guy.
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Response by jd1234
over 14 years ago
Posts: 63
Member since: Sep 2010
NYC 10009, thanks for your estimates. I will meet with an architect first and will call the references you gave me for an initial estimate.
Best,
jd
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Response by adamkidron
over 14 years ago
Posts: 76
Member since: Jan 2010
Try All Renovation Construction, I saw a beautiful SOHO loft they did prior to hiring them to gut renovation a brownstone investment property I purchased. You can probably find the loft photos on their website at www.allrenovationllc.com
Good Luck,
Adam K.
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Response by askwangd
over 14 years ago
Posts: 22
Member since: Feb 2010
jd1234:Have you find any good contructor yet?
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Response by HappyinSoho
over 14 years ago
Posts: 3
Member since: May 2011
Jd1234 are you in the landmark district or are you "Soho adjacent"? If you are really in Soho then you can only replace your windows with landmark approved replacements plus you need to do the filings. Often Landmarks will only approve wood windows which are significantly more expensive. Highly unlikely you can do the renovation in any case for the prices Matsonjones suggests. If you can get it in under $200 per square foot before the fees etc you are doing well.
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Response by sd3
over 14 years ago
Posts: 2
Member since: Mar 2010
Definitely check out Cityproof windows. We have them in our SoHo loft and find them to be a great product. Our upstairs neighbors got them as well (on the same line) and are equally pleased.
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Response by Jini130
over 14 years ago
Posts: 12
Member since: Aug 2011
Hi jd1234 ~ Great to see the volume of responses provided. Having 30 years experience in NYC construction, I'd like to share with you the most rational approach to your query. This process will allow for you to move forward, confidently, with a TEAM of designer, contractor, code consultant that will manage your property and budget to your expectations. The last thing you want to do is put yourself in a reactionary position and surely not one with surprise costs (which can easily come up). Anyone who is quoting prices for material that has yet to be specified or providing scheduling projections absent of knowing the full scope of work may not be providing you with anything other than a guestimate. A good Architect/Engineer who designs to meet your needs and budget, a competitive bid process, code compliant designs and true project management will provide you with realistic estimates, a sense of security and the least amount of disruption possible. Its never easy, so the initial approach is critical to your success. Congrats on your purchase and best wishes.
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Response by jd1234
over 14 years ago
Posts: 63
Member since: Sep 2010
sd3, how much did you pay for your soundproof windows? how effective are they? the apartment is at a busy intersection and I am so afraid that the soundproof windows will not be sufficient to block the noise.
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Response by look_pied
over 14 years ago
Posts: 11
Member since: Jan 2010
jd1234,
The reno costs are as follows:
Bathrooms: $95K
Kitchen: $107K
Floors: $56K
Misc: $23K
Windows: $1.50M
Just kidding!
I only posted these numbers just to make a point, which is it's virtually impossible to price these things out without seeing the apartment first. Also, I would strongly advise not to listen to the vultures on this site who overprice the renos, at a considerable amount. Please be cautious. Ask around, building, similar buildings in the area, friends, etc. The window-proofing you seek is not rocket science, it's been done before, so ask around.
good luck!
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Response by levicapland
over 14 years ago
Posts: 13
Member since: Aug 2011
The kitchen appliances can cost you any where from $3500 and up depending on the quality of appliances. If you have a list of models that you are interested in I am happy to give you a quote. This way you can budget out the kitchen.
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Sorry for the typos, I am using my Ipad...
Just to add, we are looking into a functional middle range quality renovations (no Viking stove or marble shipped from Italy....). Looking for clean execution which would look good, but no high end materials.
Thanks for your inputs!
Bathrooms $ 90,000
Floor $ 70,000
Kitchen $ 50,000
Painting $ 20,000
Demo $ 25,000
Expediter $ 10,000
Misc. $ 15,000
Jd1234,
The approval process should take about two months from the time the architect takes the survey to the time the building dept approves the drawings.
I am not sure where matronjones is coming up with their pricing
I there is very little in the loft the demo will not be close to 25k and 2 bathrooms should cost 60k if not going hi-end, probably can do the kitchen for less as well. He is guessing that the flooring will cost 70k which is 35 sq ft. I don't think so.
I t is really hard to price out a project without seeing the field conditions. I would meet with several contractors and designers to get real pricing
I will recommend BuiltINstudio: www.builtinstudio.com you can call Gary or Terence at 347-599-1054
We just finished a gut renovation and used Joseph Safdie at www.berceli.com. Phone number 201-947-4157.
He did a great job and was wonderful to work with. It took about two months for us to get approved. Like Primer said it is hard to price out without seeing it first, but we felt Joseph was very far in this pricing and worked with us. Hope this helps.
I am including architect's costs (20%) into that as well as contractor....
In addition to thinking about how you want your loft to look for you, you should think about resale. At this point, I would certainly at least mull putting in C/A/C, because buyers in the $2mm range are starting to see it as a must-have. I realize that it will cost $100K, so it might simply not be in the budget.
Less optional, I think, is the scale and quality of the kitchen. If you spend "only" $50K on your kitchen, and shy away from brand-name appliances like "Viking ranges," it will look out of place in a $1.5-$2mm apartment, and your being "under-kitchened" (a word I just made up) will depress your future resale prospects.
ali r.
DG Neary Realty
Thanks all for your inputs. Ali, I see your point, but we intend to live in the apartment for the next 10 years, so the resale value is a factor but not the most important one (also tastes change in time). I read terrible consumer reports on Viking stoves and the cost of repairs, so I will likely go with regular kitchen appliances. As for the AC, we are considering putting it for our comfort, but still have to analyze cost-benefits.
One thing we are sure of is that we do absolutely need to change all the windows and sound proof them. Any ideas how much it would cost (13 large windows, 9 of them them being 8-foot wide).
Primer and Matt, do your estimates for the floors include evening the floor flat (because now, we only have concrete floors that may not all be at the same level).
Thank you!
Thanks again for all your help.
I would recommend the contractor I used - Ofer: 347.577.2053
I gut renovated my 2 bdrm in Soho in the last year and he did an amazing job. I didn't have to bother with an architect as a result.
He also has two lofts downtown which he gut renovated.
Hi there,
I had a good experience with Philip's Home Improvement. His email is philipshomeimprovement@gmail.com.
I have recommended him to many friends and they were happy with his work. He just gut renovated a 2 bedroom uptown and it is immaculate. I know he installed triple pane windows in another friend's 3 bedroom on the UES. I would be happy to give him a buzz and see if he can give you a price for that. I would assume he would need the height..
Best of luck.
Hi jd, I am a licensed architect with experience of middle range quality renovations. If you need architectural service, please feel free to contact me at generative.arch@gmail.com My fee is very reasonable and I work fast.
Thank you all for your advice.
The hight of the windows is fairly standard. The ceilings are 11 feet high and the windows are sized accordingly (I would have to measure tonight). They are not floor to ceiling...
Hi again-
I spoke to my contractor, Philip and he said it was difficult to give a price for the windows without seeing the frame. He said if he had to guess, it could be $20-30K..but definitely not sure. He also said he would be glad to give you an estimate for the other components of your project. He agreed with Primer and said the bathrooms would most likely be around $30K apiece for mid-range quality and that the flooring price (to even out floor, etc) would probably be around $26 or 27 per square foot. As Primer mentioned, it would be difficult to give an accurate price without seeing the space. Okay..good luck with your project! You should consider Philip as one of your contractors to interview. He is a good, honest guy.
NYC 10009, thanks for your estimates. I will meet with an architect first and will call the references you gave me for an initial estimate.
Best,
jd
Try All Renovation Construction, I saw a beautiful SOHO loft they did prior to hiring them to gut renovation a brownstone investment property I purchased. You can probably find the loft photos on their website at www.allrenovationllc.com
Good Luck,
Adam K.
jd1234:Have you find any good contructor yet?
Jd1234 are you in the landmark district or are you "Soho adjacent"? If you are really in Soho then you can only replace your windows with landmark approved replacements plus you need to do the filings. Often Landmarks will only approve wood windows which are significantly more expensive. Highly unlikely you can do the renovation in any case for the prices Matsonjones suggests. If you can get it in under $200 per square foot before the fees etc you are doing well.
Definitely check out Cityproof windows. We have them in our SoHo loft and find them to be a great product. Our upstairs neighbors got them as well (on the same line) and are equally pleased.
Hi jd1234 ~ Great to see the volume of responses provided. Having 30 years experience in NYC construction, I'd like to share with you the most rational approach to your query. This process will allow for you to move forward, confidently, with a TEAM of designer, contractor, code consultant that will manage your property and budget to your expectations. The last thing you want to do is put yourself in a reactionary position and surely not one with surprise costs (which can easily come up). Anyone who is quoting prices for material that has yet to be specified or providing scheduling projections absent of knowing the full scope of work may not be providing you with anything other than a guestimate. A good Architect/Engineer who designs to meet your needs and budget, a competitive bid process, code compliant designs and true project management will provide you with realistic estimates, a sense of security and the least amount of disruption possible. Its never easy, so the initial approach is critical to your success. Congrats on your purchase and best wishes.
sd3, how much did you pay for your soundproof windows? how effective are they? the apartment is at a busy intersection and I am so afraid that the soundproof windows will not be sufficient to block the noise.
jd1234,
The reno costs are as follows:
Bathrooms: $95K
Kitchen: $107K
Floors: $56K
Misc: $23K
Windows: $1.50M
Just kidding!
I only posted these numbers just to make a point, which is it's virtually impossible to price these things out without seeing the apartment first. Also, I would strongly advise not to listen to the vultures on this site who overprice the renos, at a considerable amount. Please be cautious. Ask around, building, similar buildings in the area, friends, etc. The window-proofing you seek is not rocket science, it's been done before, so ask around.
good luck!
The kitchen appliances can cost you any where from $3500 and up depending on the quality of appliances. If you have a list of models that you are interested in I am happy to give you a quote. This way you can budget out the kitchen.
Levi Capland
SoHo Appliances
347-276-6528