My husband and I are considering a bid on a 1200sqft 2 bed/2ba co-op on the UWS. Not quite a gut job but it definitely needs work. I'm looking for best guesses of what it might cost to redo the kitchen, 2 full baths, patch and paint walls (after removal of some awful built-in shelving,desk, and awkward closet build out) and redo floors. The floors may be the least worry - they're parquet which I... [more]
My husband and I are considering a bid on a 1200sqft 2 bed/2ba co-op on the UWS. Not quite a gut job but it definitely needs work. I'm looking for best guesses of what it might cost to redo the kitchen, 2 full baths, patch and paint walls (after removal of some awful built-in shelving,desk, and awkward closet build out) and redo floors. The floors may be the least worry - they're parquet which I don't particularly care for but if they're in ok shape, a darker finish would go a long way. A couple of other units seem to have kept original floors and it seems like the color makes a huge difference.
For the kitchen, it's about 12' x 6'6" and needs new appliances and cabinets. At some point a pass through was created on one side which we'd want to seal back up since it's on the wall where the best cabinet storage would be. We redid our last kitchen with Ikea cabinets which I would probably do again since I found the design easy and loved the finished product. We need all new appliances - probably mid range (GE or LG), Caeserstone countertops (maybe granite) and tile floors and backsplash.
The master bath has a shower which I'd like to have redone with nicer tile and the current owners built a separate W/D closet which opens on the dining room instead of into the bathroom. Second bath is the challenge and possibly the biggest expense. Since both baths are en suite right now and I'd like to swap the tub and sink location in order to have space to reorient the door for the second bath. It would involve reconfiguring a hall closet and making that the entrance to the bathroom. I realize this will hinge on board approvals and where the pipes are and I don't know that yet.
Ideally we'd like to keep our budget within $80-100k. I figure the cabinets for the kitchen run us $4-5K, appliances $6-8K, painting $15K but I don't have a good sense on what the bathroom configurations should cost.
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Response by bob420
over 13 years ago
Posts: 581
Member since: Apr 2009
painting 15K? Do it yourself and save 14.5K.
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Response by ab_11218
over 13 years ago
Posts: 2017
Member since: May 2009
at least $150 psf for manhattan. put a list together of each individual item and start adding.
kitchen $20-25K
floors $5K
paint $15K
retile bath $3K
reconfigure the bath $30+K
DOB permits because of change in configuration and expiditer $6K
new lighting $2-5K
what else goes on your list?
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Response by Primer05
over 13 years ago
Posts: 2103
Member since: Jul 2009
Caphan,
To do a complete gut renovation on a bathroom in manhattan will generally cost you $25-30K. It can be done cheaper but that is what I find most of my clients are paying.
If you want a real budget I would be happy to meet you at the apartment and go over everything
Budget of $80-100K for new kitchen, 2x bathrooms (one of which involves re-locations)plus the rest is tight. $15K does seems a lot for paint on this budget but it is not $500 either unless you like painting.
Speak to your co-op board and find out what they require of you; plans/permits etc. I would be happy to meet to provide you with an estimate
I think 100-125K is a good preliminary budget for your size and scope project (without seeing it). That is purely construction cost. Architect/designer, permitting, building fees, etc would be on top of that.
Best,
Matt
mhm@studiolabdesign.com
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Response by caphan
over 13 years ago
Posts: 3
Member since: Jun 2009
ab_11218, I didn't give much consideration to lighting - I suppose I'd want to have under the cabinet lighting and overhead lighting in the kitchen,so that may bring those costs up. Also, if we have a designer do we also need an expeditor?
As for the painting, since I don't know the condition of the walls behind all the built ins so I was being conservative and at 5mo pregnant painting it myself if impractical.
Beginners question but what constitutes a full gut? The second bath would need the most work if I'm opening and closing walls and moving plumbing but in the other bath if I just want to retile and replace fixtures does that require opening walls? Just want to be sure if we're talking about 2 bathrooms at $25K or 1 at that and the other much less.
And assuming I'm not trying to create a wall through the plumbing, how easy/expensive is it typically to close up a door and create a new one?
I appreciate all the feedback.
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Response by Primer05
over 13 years ago
Posts: 2103
Member since: Jul 2009
Caphan,
When you remove tiles the walls will also be removed for the most part. Most buildings also require that you replace the branch lines back to the riser. In theory you can change the tiles and not gut the bathroom ( you can keep the tub and perhaps the tiles are not floor to ceiling and then you could keep those walls.
You will only need an Expeditor if you need to file the project. If you move fixtures you will need one.
If you want to call me at 646-436-3942 I will be happy to answer any questions you might have.
Jeff
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Response by ArxConstruction
over 13 years ago
Posts: 45
Member since: Apr 2012
Caphan,
Replacing shower body requires opening the wall, replacing the sink faucet doesn't. Usually replacing the tiles requires removing the walls, this is also recommended since many apartments have very uneven walls, building new even walls make the tile job look much better. You would probably need a little over 25 for both baths but your budget is pretty good, you should have a good amount left after the renovation.
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Response by johnnyvegas77
over 13 years ago
Posts: 7
Member since: Jul 2007
$15k for painting? Are you out of your minds?
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Response by NYCmodern
over 13 years ago
Posts: 100
Member since: Dec 2011
I know is the paint made of pure gold or something??
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Response by bramstar
over 13 years ago
Posts: 1909
Member since: May 2008
If the entire place needs to be skim-coated it could get pretty pricey.
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Response by bb10024
over 13 years ago
Posts: 164
Member since: Dec 2008
125k .. asuming nothing high end
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Response by CAPITALcraft
over 13 years ago
Posts: 98
Member since: Mar 2010
caphan - you do not mention much carpentry; new doors (rooms and closets), closet interiors, baseboard. If you were doing all of these and installing new wood floors, it would be a full gut. Sounds like you're aiming for a heavier end of the partial renovation category. You could argue it's a full as work on the three biggest rooms plus re-do floors, walls is significant.
Ask your super/building manager for clarification on the expeditor. You are moving bath #2 locations so my opinion is yes. Rule out the opinions though and ask people that control the bdg.
If you are putting $15K for plaster work and paint that makes more sense - the price depends on numerous factors. You won't get this accurate until you get it looked at by GC's.
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Response by HirshsonDesignGroup
over 13 years ago
Posts: 20
Member since: Feb 2012
Caphan,
I recommend estimating hard costs at $120k and allowing yourself a 10% to 15% buffer for some of the unknowns or potential upgrades you might elect to do once under construction.
The first thing you should is to check on the building's alteration agreement. This document will outline the steps you'll need to take to start your project as well as the construction details required to meet the building standard.
I always advise clients to balance their budgets with an eye on the value of their property in relation to the building/neighborhood. For example, you can get a more economical "roller paint job" or you can skim coat the entire apartment. The former will save you time and money, but the latter will be something you appreciate each time you enter the apartment. If you're going to be opening and closing doors, you'll need to determine where the more perfect walls will meet the more authentic pre-war finishes. The same is true of purchasing Ikea cabinets versus a stock unit from Hanssem, Omega, or Brookline. While the door fronts might be similar at project completion, the test is how the cabinet performs after years of use and abuse.
Please don't hesitate to contact info@hirshsondesign.com with any specific questions you may have about your potential project. Best of luck!
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Response by nyc_real_estate
over 13 years ago
Posts: 41
Member since: Feb 2011
We did similar renovation in Chelsea for 130k including drawings and filing, with IKEA kitchen
Clients finished floor themselves you can email me for more details info@archivesid.com
Primer05 is right you can't retile in Manhattan and average/ entry bathroom cost is 25-30k
painting 15K? Do it yourself and save 14.5K.
at least $150 psf for manhattan. put a list together of each individual item and start adding.
kitchen $20-25K
floors $5K
paint $15K
retile bath $3K
reconfigure the bath $30+K
DOB permits because of change in configuration and expiditer $6K
new lighting $2-5K
what else goes on your list?
Caphan,
To do a complete gut renovation on a bathroom in manhattan will generally cost you $25-30K. It can be done cheaper but that is what I find most of my clients are paying.
If you want a real budget I would be happy to meet you at the apartment and go over everything
You can reach me at prime renovations@mac.com
To view my work: www.primerenovationsnyc.com
Budget of $80-100K for new kitchen, 2x bathrooms (one of which involves re-locations)plus the rest is tight. $15K does seems a lot for paint on this budget but it is not $500 either unless you like painting.
Speak to your co-op board and find out what they require of you; plans/permits etc. I would be happy to meet to provide you with an estimate
stephen@capitalcraftsmen.com
www.capitalcraftsmen.com
I think 100-125K is a good preliminary budget for your size and scope project (without seeing it). That is purely construction cost. Architect/designer, permitting, building fees, etc would be on top of that.
Best,
Matt
mhm@studiolabdesign.com
ab_11218, I didn't give much consideration to lighting - I suppose I'd want to have under the cabinet lighting and overhead lighting in the kitchen,so that may bring those costs up. Also, if we have a designer do we also need an expeditor?
As for the painting, since I don't know the condition of the walls behind all the built ins so I was being conservative and at 5mo pregnant painting it myself if impractical.
Beginners question but what constitutes a full gut? The second bath would need the most work if I'm opening and closing walls and moving plumbing but in the other bath if I just want to retile and replace fixtures does that require opening walls? Just want to be sure if we're talking about 2 bathrooms at $25K or 1 at that and the other much less.
And assuming I'm not trying to create a wall through the plumbing, how easy/expensive is it typically to close up a door and create a new one?
I appreciate all the feedback.
Caphan,
When you remove tiles the walls will also be removed for the most part. Most buildings also require that you replace the branch lines back to the riser. In theory you can change the tiles and not gut the bathroom ( you can keep the tub and perhaps the tiles are not floor to ceiling and then you could keep those walls.
You will only need an Expeditor if you need to file the project. If you move fixtures you will need one.
If you want to call me at 646-436-3942 I will be happy to answer any questions you might have.
Jeff
Caphan,
Replacing shower body requires opening the wall, replacing the sink faucet doesn't. Usually replacing the tiles requires removing the walls, this is also recommended since many apartments have very uneven walls, building new even walls make the tile job look much better. You would probably need a little over 25 for both baths but your budget is pretty good, you should have a good amount left after the renovation.
$15k for painting? Are you out of your minds?
I know is the paint made of pure gold or something??
If the entire place needs to be skim-coated it could get pretty pricey.
125k .. asuming nothing high end
caphan - you do not mention much carpentry; new doors (rooms and closets), closet interiors, baseboard. If you were doing all of these and installing new wood floors, it would be a full gut. Sounds like you're aiming for a heavier end of the partial renovation category. You could argue it's a full as work on the three biggest rooms plus re-do floors, walls is significant.
Ask your super/building manager for clarification on the expeditor. You are moving bath #2 locations so my opinion is yes. Rule out the opinions though and ask people that control the bdg.
If you are putting $15K for plaster work and paint that makes more sense - the price depends on numerous factors. You won't get this accurate until you get it looked at by GC's.
Caphan,
I recommend estimating hard costs at $120k and allowing yourself a 10% to 15% buffer for some of the unknowns or potential upgrades you might elect to do once under construction.
The first thing you should is to check on the building's alteration agreement. This document will outline the steps you'll need to take to start your project as well as the construction details required to meet the building standard.
I always advise clients to balance their budgets with an eye on the value of their property in relation to the building/neighborhood. For example, you can get a more economical "roller paint job" or you can skim coat the entire apartment. The former will save you time and money, but the latter will be something you appreciate each time you enter the apartment. If you're going to be opening and closing doors, you'll need to determine where the more perfect walls will meet the more authentic pre-war finishes. The same is true of purchasing Ikea cabinets versus a stock unit from Hanssem, Omega, or Brookline. While the door fronts might be similar at project completion, the test is how the cabinet performs after years of use and abuse.
Please don't hesitate to contact info@hirshsondesign.com with any specific questions you may have about your potential project. Best of luck!
We did similar renovation in Chelsea for 130k including drawings and filing, with IKEA kitchen
Clients finished floor themselves you can email me for more details info@archivesid.com
Primer05 is right you can't retile in Manhattan and average/ entry bathroom cost is 25-30k