Manhattan Gut Renovation

I thought I saw somewhere that $250 /sq ft was the benchmark for this kind of thing, but don't recall the source.

http://streeteasy.com/nyc/talk/discussion/26490-cost-estimate-for-gut-renovation

This might help.

shoot me an email i can give you great ideas about cost :)

estimatorr at msn com

Are you doing a new kitchen, new bathroom(s), new floors (if yes, what type of floors), re-plaster throughout , new molding throughout, new doors with hardware, new electrical throughout, tiles, cabinets, floors, moldings, door hardware etc. More details or scope of work would be needed to give you an estimate. Email me at pietro@allrenovationllc.com or call me at 718-351-4099.

You really would need to list more info to get a true estimate per sq ft - what you are doing to the space - new kitchen, new bathroom and how many, new floors and what type, skim coating or new sheet rock, new moldings, new doors with hardware, new electrical throughout tiles, cabinets, floors, etc. I have several recommendations - send me an email to adamkidron@hotmail.com

Saggview,
You can assume that the price for a full gut could look like this

Low end: $100 sq ft
Medium $ 200 sq ft
High end $300sq ft

Obviously that will change on what you are doing and finishes

Saggview:

1. Manhattan renovation prices are very, very high
2. I've gutted a lot of my apts because they were rent-stabilized/controlled
3. my jobs have included all new flooring, lighting, tiling. kitchens
4. the materials I use are high quality altho not highest
5. for example I bought $2000 of light fixtures for a Brooklyn 2-bd, 2 bd and 1 kitchen
6. labor costs me maybe $25-$40/ft.
7. the rest is materials

do you recommend an interior designer to oversee the project? And if so, how much does this cost? I am being quoted a 30% fee on the total job and this seems high to me.

If you hire a good general contractor you might not need a designer to oversee the project. There are some designers and architects that will consult based on an hourly fee, that makes more sense to me. I would hire a designer to help you design, also some designers know the technical side of a renovation and some do not.

I chose to use an architect for gut reno. We negotiated fees for different job phases: design and drawings; bidding, bid review, building approval of plans with building engineer; construction oversight. Fees were fixed plus disbursements. My GC similarly had minutely detailed construction drawings to work from and bid on those to produce a fixed fee for the job. Minor unanticipated issues resulted in small change order fees (a wall was proving a problem for example in that it wasn't true so we demo'd it and rebuilt it although not in initial plans; I decided I wanted 3 switches somewhere instead of 2; I decided to upgrade electrical box).

I personally was uncomfortable with a percentage arrangement although in the end it would probably have been about the same had I gone with architects who charged from 12-15% of job as their fee. I just didn't like open-ended nature of it. Everyone I worked with walked away happy at the end after a job where expectations were very clear from the start. Crystal clear communications and avoiding change orders make for a happy project.

Kyle, I value you opinion and just want to make sure that I understand. Do you recommend an architect to oversee the project (assuming a flat fee for different phases of the job meaning approximately 12-15% of job as their fee) vs. an interior designer at 30% fee? I like the interior designer but I am having a hard time getting around the 30% fee. It seems very high to me but having nothing to compare it to and it may just be what it cost.

Prime and Kyle, do you have any GC's that you can recommend?

Tejalmirani,

I recommend myself. I have been a General Contractor in the city for 15 years. I have worked with many architects and designers and appreciate what they do. I believe they are needed for people who do not have time to pick out finishes. If all the finishes are picked out and the scope of work and drawings are detailed a good contractor should not have a problem in completing the project in a timely manner

Primer, please send me your information and I will contact you.

Prime Renovations

646-436-3942

www.primerenovationsnyc.com

30 % tooooo much
Instead of paying 30% extra to designer, work with a GC who has reputation and knowledge.
and save 30 % for yourself
shoot me an email if you need a recommendation

estimatorr at msn com

I suggest designer as they can make the place feel unique and will factor in your life style, furnishings, color scheme etc. This assumes that you are not doing any structural work. However, keep in mind that most designers are not that good at managing a project - they are artists at the end of the day rather than construction experts.

>>However, keep in mind that most designers are not that good at managing a project - they are artists at the end of the day rather than construction experts.<<

I think you are confusing 'designer' with 'decorator'. True designers are well-educated in architecture as well as general design and will indeed be able to oversee all aspects of your project.

I prefer an architect with design skills for a gut Reno.

We are a design firm and have worked with Prime Renovations on multiple projects. They do fantastic work.

If you want another GC recommendation, try philipshomeimprovement@gmail.com.

I hired Prime Renovations for a full gut. Jeff did a great job. He is honest, knowledgeable and stands by his work product. I have recommended him to several people. I've had friends go through nightmare renovation projects because of their contractor. It is very important to pick the right person. Interview 3 or 4 to get an idea; make one of the interviews with Jeff. You'll see he is has helpful and knowledgeable in person as he is on these boards..

I just did a gut renovation and used DT cabinets. I opened up a wall and they built and put in pocket doors. They are reasonably priced and they did an excellent job and finishes a week early from the deadline. I am happy to send you pictures of the finished job on my apartment.

http://dtcabinets-renovations.com/

Great to see All Renovation posted here, I was going to recommend them - great team and gut renovation experts, they worked on my project and met all my expectations. You can learn more about them at http://www.allrenovationllc.com

Best,
Adam