Loft Apartment Gut Reno

Any feedback would be appreciated...I pressed the spacebar and this posted! We have no experience in this area and really need some help.

We're looking for a good cost estimate... I don't know if all of this is possible in our budget.

I'm still trying to figure out your numbering scheme. Is it Fibonacci?

Here's a cleaner version if that helps... for anybody willing to constructively provide feedback. We're looking at a high-end reno, with a budget of $150k. I'm not sure if its possible with the list of things that we're trying to do. If it's not possible, I'd like to know, and if it is... we will be looking for contractors/architects/designers.

Thanks,
Rookie-at-this

1. Remove drop ceiling to expose ceilings
2. Replace hardwood floors with wide-plank flooring
3. Gut renovate an eat-in kitchen
4. Gut renovate bathroom:
5. Create new floorplan with 2 bdrms, 1 home office, and a large living area (existing footprint is atrocious!)
6. Built-in media storage/cabinet for electronics
7. Check windows and windowsills for repairs needed

this sounds like 1500 s.f. plus, in which case $150,000 is ludicrously low.

It's about 1000 sq ft, so I don't think $150k is unreasonable.

If you check out all the other threads on this very topic you'll find that a "high end" reno is very unlikely at $150/ft.

A high end kitchen and bathroom renovation alone can eat up the bulk of your budget. The appliances alone like sub zero, Viking stove, etc will run you probably $25k and that doesn't even include any custom kitchen cabinets which you would be installing for a high end kitchen. Don't think it can be done if you are truly talking high end.

You are not going to get any realistic cost assessments here, other than to assume that it is way over -- perhaps a multiple -- of what you might expect, especially when you say "high end" and "Manhattan." As lovetocook says, if you want a high end kitchen and bath, even if you are not relocating them, but want fancy appliances, tile to the ceiling, marble/granite/ceaserstone, etc., you are in the $100K vicinity for two items. Wide plank flooring means a lot of things, but to remove and dispose of old floors, purchase and install new, sand and finish, you easily could be looking at $20-$30 sq ft. Many of the other items are not similarly expensive, but you have no idea what you might find when the ceiling is dropped in terms of plumbing and utilities (unless you are on the top floor), so that is a "known unknown." Get a contractor to visit, and tell them your vision, and then cringe when you get the estimate.

Looks like the listing agent was off. If we can stretch to $200k, would that be enough? It is a smaller footprint at 1000 sq ft than most loft apts typically are.

cz, I am scratching my head. 2 bed, home office and large living areas in a 1000 sq ft? You will get cramped every thing if you want two real bedrooms. What do you really mean by high-end. Siematic, Poggenpohl, Viking/Wolf stove? Think for this size of apartment you do not mean that. If yes, you can get it done for $150k assuming no structural changes in bathrooms and kitchen. I would certainly skip skim coating - after all it is a 1000 sq ft loft. Moving walls between rooms is not expensive as long as you are going to get the permits anyway. Good luck.

what a shock- the broker doesn't tell you the truth- that it would cost you 250-300k- because if they did, you might not bid!

There is no reason you can't do this renovation for $150K assuming you aren't talking about incredibly high end material.

Regarding the floors....you can look at prices online for the material. You can get 5 inch wide floors for $5-8/sq. ft. I've been quoted at $10/sq. ft for installation. Then add a percentage on (10%?) if you are using a contractor.

What do you mean by remove a drop ceiling and why do you want to do this? Do you mean to expose the beams?

Also, what do you mean by check windows? If they open and close then you have working windows. If they are very old and just made of glass (not insulated) then they work but just let heat out. If you are replacing your windows, a rough estimate is $800-1200 per window (for double hung aluminum) and installation.

czhang83,

For a complete gut renovation a basic rule of thumb is this

$100 a sq ft for low end
$200 sq. ft. for medium
$300 sq ft plus for hi end

With that said there are ways that you can do a renovation that looks Hi-End that does not cost an arm and a leg. The custom millwork that you are talking about might put you over your budget but there are other ways to go about that as well

Take a look at my website: www.primerenovationsnyc.com many of the projects we have done have fallen in the $200-$300.00 sq ft category that do look Hi-End when finished.

If you would like my advice feel free to call or email me

primerenovations@mac.com
646-436-3942

Jeff

What you outline will likely cost in the neighborhood of $250,000 /- depending upon your material choices and how tightly you control the budget. My estimate is around $210,000 for the job itself through a GC. Then you need an architect and I highly recommend that include construction oversight by the architect. Figure about $25,000 /-. Then you need permits, expeditor, building fees for alteration plans and review by building engineer. Add another $7,500 or so. The job would likely take a minimum of 8 months from the time you close and if any problems are encountered that could go up to a year.

If you just want to get it done, down and dirty, and forget things like skim coating, high end appliances, fancy fixtures/tile/plumbing in bathroom, and skip some of the carpentry and stay very restrained on the electrical/lighting, you can get a somewhat more budget job, but I think $150,000 is really pushing it for this amount of work. Primer, who posted here, is imo a reliable source of estimates.

200 psft is a good estimate. More if you go high end. Maybe it can get done for 150 or 175 psft if you go cheap, but whats the point of spending all that time and money to do that?

Many thanks to everyone for the feedback.

Looking at your list...oh my gawd! Just the labor to remoce drop ceiling and put it into condition. Reconfigure apartment, new kitchen, new bathroom?! None of that is cheap. I cant imagine anyone will bid less than 250, 000 and then expect at least 50 grand in change orders. Start saving up!

You need an architect on-board first and then bids from GC's OR hire a design-build firm. Regardless, your budget is low for what you want. You can save by having cheaper materials or shaving down your project scope.E-mail me if you would like to discuss more stephen@capitalcraftsmen.com www.capitalcraftsmen.com

In a loft apt reno, is it always a better idea to not drop the ceiling. we are in the middle of a reno. ceiling was originally 11' high and rough exposed concrete. architect strongly recommended dropping ceilings to hide a ton of wiring / ductwork. so yes it's all hidden now but the scale is definitely not as impressive - figure 10'4" high ceilings in most of apartment now. torn - it will be expensive to insist on rewiring electrical as conduit at this stage but almost feel like doing it.