On another thread a poster offerrd a time line to expect for renovations. Does anyone have anything to add or a different opinion? Specifically looking at gut kitchen/bath and reconfiguring of doorways in a hallway--no moving of wetwalls or major electrical. realestatejunkie wrote: Here is the standard process for renovation projects. 1) Architectural Design - Figure a month for something easy 2)... [more]
On another thread a poster offerrd a time line to expect for renovations. Does anyone have anything to add or a different opinion? Specifically looking at gut kitchen/bath and reconfiguring of doorways in a hallway--no moving of wetwalls or major electrical.
realestatejunkie wrote:
Here is the standard process for renovation projects.
1) Architectural Design - Figure a month for something easy
2) Coop Board Approval - Figure at least two months. Board is going to hire an architect to review the proposed changes who will generate a written report and recommmendation for the board's consideration. Then they will consider it during one of their regularily scheduled monthly meetings. Coop board will charge you for their architect's cost (probably $1 - $2k). Managing agent will charge you as well probably $500. Coop board will also ask for a deposit, mine was $2,500 but I think that is on the low side of things.
3) Construction Permit Approval - You hire an expediter for $3 - 5 k who shephards your proposed alterations through the mess called the city's building department. Figure two - three months best case assuming work is vanilla. You cannot begin city approvals until you have the board's approval.
4) Actual Construction - Runs the gamut depending on your contractor, architect and scope of work. For a gut renovation on the low end about $300 PSF. Just subdividing a bedroom -- I have no idea.
5) Inspections - Assuming the work is good this is the easiest part of the process. Your GC just arranges for an inspection with the city. City then notes satisfactory completion. You send this notice to the coop board and get your deposit back.
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Response by anonymous
almost 18 years ago
Kyle: I agree with all the point above but to stress #4...that is the killer/time sink/money leech. I have done so many renovations where #4 has destroyed my timeline. Now that I have a little more experience I would peg payment to completion dates and never, ever waver. Ever. And hire a seperate GC or do it yourself. Your contractor will never GC himself. The trick is, an excellent contractor often has his/her pick of work and sometimes fights you on this. Is is a fine point to negotiate but I have found it essential to completion on time and on budget. Have an excel spreadsheet. Allocate dollar amounts WITH your contractor. If he calls with overages, make HIM find where he will trim elsewhere to keep the budget on target. Same goes with time. If he runs into delays ask him where he will make up the time. Be able to point to something and make him think/plan ahead.
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Response by EAO
almost 18 years ago
Posts: 146
Member since: Aug 2007
So, when one is establishing a budget, one should assume $300/square foot for a gut? Is this everyone's experience when doing a gut rennovation?
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Response by kylewest
almost 18 years ago
Posts: 4455
Member since: Aug 2007
Building on EAO's question. Let's not talk about a kitchen or bath gut for a moment. I realize you can use $2.50 sq/ft. subway tiles or inlaid Italian marble flooring and get a crazy variation in cost per sq/ft. Let's just say for taking down a closet, shifting a doorway, patching the standard hardwood floor, putting in a light switch, expanding another closet.... How much is that kind of stuff per sq/ft? Is it any easier to say since drywall is drywall and door frames don't vary much in cost than for say something as finish-specific as a kitchen or bath?
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Response by anonymous
almost 18 years ago
kyle - are you look to cost out your own place with these questions? there is too much variation in what you're asking. is expanding a closet hard. no. and you will get a quote that is cheap. then the contractor breaks open the drywall and finds the building has a freaking standpipe running through it. there goes your cost. the absolute best person to ask about pricing is you building manager or people who have renovated in your building. trust me on this. we can all tell you our tales but none are really relevant to you. nyc apartments have lovely time bombs all over. light switch is easy..but do you have existing electric or will they need to run wires to the breaker box? floors..very easy.
go to brownstoner.com and search the forums ...all your questions are answered in detail there.
Kyle: I agree with all the point above but to stress #4...that is the killer/time sink/money leech. I have done so many renovations where #4 has destroyed my timeline. Now that I have a little more experience I would peg payment to completion dates and never, ever waver. Ever. And hire a seperate GC or do it yourself. Your contractor will never GC himself. The trick is, an excellent contractor often has his/her pick of work and sometimes fights you on this. Is is a fine point to negotiate but I have found it essential to completion on time and on budget. Have an excel spreadsheet. Allocate dollar amounts WITH your contractor. If he calls with overages, make HIM find where he will trim elsewhere to keep the budget on target. Same goes with time. If he runs into delays ask him where he will make up the time. Be able to point to something and make him think/plan ahead.
So, when one is establishing a budget, one should assume $300/square foot for a gut? Is this everyone's experience when doing a gut rennovation?
Building on EAO's question. Let's not talk about a kitchen or bath gut for a moment. I realize you can use $2.50 sq/ft. subway tiles or inlaid Italian marble flooring and get a crazy variation in cost per sq/ft. Let's just say for taking down a closet, shifting a doorway, patching the standard hardwood floor, putting in a light switch, expanding another closet.... How much is that kind of stuff per sq/ft? Is it any easier to say since drywall is drywall and door frames don't vary much in cost than for say something as finish-specific as a kitchen or bath?
kyle - are you look to cost out your own place with these questions? there is too much variation in what you're asking. is expanding a closet hard. no. and you will get a quote that is cheap. then the contractor breaks open the drywall and finds the building has a freaking standpipe running through it. there goes your cost. the absolute best person to ask about pricing is you building manager or people who have renovated in your building. trust me on this. we can all tell you our tales but none are really relevant to you. nyc apartments have lovely time bombs all over. light switch is easy..but do you have existing electric or will they need to run wires to the breaker box? floors..very easy.
go to brownstoner.com and search the forums ...all your questions are answered in detail there.