cost of apt combination?

Sounds like a nice project - congrats. It will take longer than you want it to, and cost more than you want it to. I hesitate to guess at a total cost figure, but I will offer the following:

Don't underestimate the "soft costs" involved -- you will need an architect and expediter, and your building may charge plan review fees on top of the buildings department permit and inspection fees. This will total more than you expect it to, perhaps around $5000-$6000.

Budget some contingency money for the unexpected, which will undoubtedly crop up, and/or the items you realize later in the process as 'nice to have.' Add 10% to 15% of the 'regular' budget, plus two or three extra months of carrying costs (assuming you're living elsewhere during the work).

That said, good luck -- and you'll probably find you end up with just what you wanted, which is great.

About 200,000 from soup to nuts.

$200K sounds crazy insanely high. $25K for the bath plus maybe $20K for the demo (less sure of this number), $10K for the construction plus whatever you want to spend on floors and paint. I certainly think this can be landed for $75K if you're overseeing it.

ali r.
DG Neary Realty

I 2nd 75k, or possibly even a smidgeon south of that

Wouldn't the cost of installing hardwood floors alone be near $25k (at $20 psf x ~1,200 ft2 apt)?

Thanks everyone, appreciate the thoughts. That's encouraging for ballpark numbers.

Yes, regarding hardwood floors, I assume we'd reduce the costs if we installed/glued them over the current parquet floors, but is that a bad idea? Would definitely rather do it right the first time. It would be at most 1100 sqft that has to be redone.

I would say that for a reasonable quality job that will hold up and look good, about $80,000. Mind you, there was no mention of electrical work, updating existing kitchen, customizing closets, moldings, radiator covers, hiding speaker wire and cable tv wires, or architect fees.

Thanks Kylewest. Of the $80K, would you say ~$20K of that is for the new hardwood floors ($5 to $10/sqft for lumber, then ~$10/sqft for removal and installation)?

I tend not to break things down to the square foot, but my estimates typically are pretty much in the right ballpark. Yeah, $20,000-25,000 for the floors. When I've done renos, I do a rough run through in my head and see what the total comes to. Then I look at the bottom line number in the bids from contractors. I don't haggle over every line item. It is the total I care about. The bids are ALWAYS based on details drawings with every finish specified leaving no questions as to things like door hinges or patterns for laying tile or hardwood. The contracts are based on an adoption of the drawings and must cover everything in the drawings. So long as there is no deviation from the drawings, which I incorporate by reference in the contract, there can be no upcharges. That's the deal I make with a contractor--I pretty much give them their asking price (that is, after getting bids from 3 different people) but then hold them to it. They initial every page of the drawing set and that is as much a part of the contract as the printed terms (and the contract says as much).

Drawings cost money and many people flinch and try to scrimp on that expense. In my experience, most of those people are taken to the cleaners on change order charges and disputes over what the bid covered and did not cover.

Thanks a lot - that's very sound advice.

Great tip about initialing each page of the plans, kylewest. I'll be using this advice -- and passing it on in the future. Thanks!