Renovation cost

I am also looking to renovate kitchen & install a 1/ bath & would like referral for contractors.

apt55,

I will assume that you will have to change all your plumbing lines back to the riser in both area's. I believe you should budget around 15-18k for each.

You can get it cheaper as many will tell you after reading my numbers but that is what most people are paying and that is for a very nice finish

When you say "convert tub to stall shower", do you mean install a stall unit or create a built-in stall that is tiled on the floor on up the walls? To create the latter, a lot of work is involved in creating a waterproof new floor drain area and this is perhaps slightly pricier I think than Primer05's estimate. Also, what you describe in the bathroom is more simply called a complete gut of the bathroom since nothing will remain after demo. In addition, have you checked about the permissibility of moving that bathroom wall? Even just expanding into a closet is prohibitted by most coops--that would be considered moving a wet area over a previously dry area. FYI: the entire bathroom is considered a wet area. A closet right outside the bathroom is NOT a wet area. To incorporate that closet into the bathroom would be adding to the wet area which is strictly not allowed almost everywhere. We were going to do this--and even offered to completely waterproof the entire new bathroom floor, but the coop said no way, no discussion.

Thanks for the info.

Regarding the shower... a built-in stall, not a prefab unit.

The bath wall... I want to install recessed cabinets/shelving to access from the bathroom. The opening can be 1/2, 3/4 of the wall. Not necessarily all the way to the floor. Would that work or would the wet dry issue still exsist? (BTW, want to make it 18" not 8" deep)

I'm not sure how a coop would view wall recesses that intrude into what would otherwise be the linen closet outside the bathroom.

Out of curiosity, would co-ops be more lenient with wet over dry if it's a duplex and your changing your own higher floor?

Would it be reasonable to assume 90-100,000 to complete both jobs, including all materials, fees and the ever present "unanticipated" costs?

Apt: you haven't said how large these spaces are or the finish level you seek. How many linear feet of cabinetry, is it custom or other, materials you know you want, amount of electrical work, what else you want to include in the reno. For just a small bathroom and ordinary galley kitchen I think $100K gets you a highend very nice finished product. Could surely do it for less if you aren't doing professional grade appliances, marble, Waterworks-type faucets, etc.

It would be a standard bath (5x7). NO waterworks. Standard Kohler, Moen type. Mid range tiles.
Kitchen is double sided galley. NON-designer, non professional grade appliances. Kitchen is 7x10 with an extra 4' counter to be installed on one side.

I think +/-$70K for mid-range finish including drawings for building review and bidding, expeditor, custom cabinetry, and appliances. If it comes in at less then you can be happy, but I don't think it should be more if you make every selection before bidding the job and make no changes during the job. Reconsider that closet thing for the bathroom--it is inviting delays and headaches of back and forth with the building engineer which all costs money, too. If you can live with a linen closet outside bathroom, do it.

Aboutready spent $10K to upgrade her kitchen at Peter Cooper Village. Would that have been enough to justify a $35K-$50K legal settlement check from a plaintiffs who benefitted from a government tax break program intended to benefit the working class?

As usual Kylewest is on the money. The bathroom should cost you 25-30k the kitchen really depends on the cabinets you want. The kitchen would probably cost you 49-50k

Kyle, Primer

Are you contractors, if so please post contact info. Thanks

apt55

I am a contractor, Kylewest could have been but declined my offer. He is more knowledgable then most contractors I do know

Here is my info:

Prime Renovations, Inc.
646-436-3942
primerenovations@mac.com

Website: www.primerenovationsnyc.com

80 grand to renovate 2 rooms -

you know what they say about fools and their money

I agree with kylewest on every point he/she made, except recessed cabinet issue.
If you leave 10" wall surface under the recessed cabinet, you should be fine (assuming this is not a wet wall). In most cases buildings architects/engineer require waterproofing to run 6-8" above the floor level (wall surface, shower and tub area full height). In this case installation of recessed cabinet would be similar to installation of recessed medicine cabinet above the sink.
Your "floor" surface (wet over dry) would remain the same.
And cost would be on the + side of the 70K for quality work and finishes, but under 100K.
Bathroom might be small, that does not mean that is easier to do.
Small bathroom (s): http://www.byaccnyc.com/Bathroom.html

I don't think the expansion from the bathroom into the closet is THAT big of deal in terms of cost for board clearance. Just have it drawn up on the plans as you would ideally prefer, and if the board reviews it and says "no" then simply keep things as they are. It really won't cost you much of anything to submit the plans as you imagine you'd like. If the board says "yes" you get what you want. The worst they'll say is say "no."

gcondo,

You never seem to agree with any of the pricing that is talked about on here. What do you think it should cost for someone to renovate their kitchen and bathroom?

Just curious

Thanks for the responses.

Next... Cost of soundproofing. It's a 17 foot long bedroom wall. It is the common wall with the living room of the adjoining apartment. Possibly the ceiling as well, 13x17. I've heard of a blown-in type of insulation. Are the others?

Apt55,

Where is the apartment?

We generally just install QuietRock. That is a soundproof sheetrock, works very well. Not too expensive.

East 70's, your typical 60's white brick building.

apt55: I'm going to make a suggestion--list everything on your wish list and we'll give you a ballpark estimate. Then work backwards if the budget won't allow for it. Piecemeal will give you a distorted view of things. I imagine you will need to paint (possibly skim coat), put in new base board moulding and possibly add crown mouldings in public areas, redo the floors, add some lighting, install computer wires and TV cable and phone wires (if you have a hard line) in the walls along with surround sound wiring and speakers, upgrade light switches, maybe upgrade/replace some doors or closet doors, customize some closets with possibly adding some interior lights...

Just make the list and get the overall estimate. I'd be kind of surprised if you are going to redo the bath and kitchen and not touch anything else while you are at it--it is all messy work and may as well be done at once if you can afford it and plan to stay for a while.

apt55,

I am east 70's too. If you want I would not mind coming by and running through the whole process as well as budgets if you want. Let me know

http://www.acousticalsolutions.com/acoustical-wall-panels

FWIW, we are planning to do something similar, minus moving the bathroom wall. We're hoping to come in under 55k total. Our kitchen is double entry (think galley with 1/3 of one side as a second entryway into the living area), so we will have less cabinetry. The bathroom is where we will skimp, if necessary - and I understand it might be. We won't require any filings and our board approval does not add any overhead or extra cost.

apt55, Have you bid out and started your project yet? We are finally getting prices back after planning out our details (materials and drawings for millwork, electrical, and layout). The prices we're getting back are a LOT higher than I anticipated. about 50-75% higher. We'd consider compromising some things, but I just can't fathom spending so much on labor to install items that will need replaced in 10 years. I'd be curious to know how your project is turning out.

Hifier,

No, I have not started yet. Initially trying to get a ball park before making a bid. For bath, kitchen, redo all floors, build-out of bedroom closet, moldings, and paint rough estimate was $85-95. 2 other friends who actually did the work (very similar to mine) spent about $150k total (Labor, supplies, permits, etc.)
I just went to contract so I will get more serious and more estimates soon. Who are you using?

That's about where our bids came in including appliances and design fees, more than we are comfortable spending at this point. I think our project is a bit simpler than yours though so I hope there are some easy ways to get the cost down. We haven't picked a contractor yet. Our designer (a friend) is helping to negotiate and manage the project. We'll see where we end up. This has been an enlightening process, that's for sure.