We just entered into a contract on a one bedroom (approx. 900 sq ft) apartment on the UES, which we will be closing on in early July. Our wish-list of renovations (which we plan to do before moving in) are: 1. gut renovation of 7'X11' kitchen (leaving plumbing, appliances, etc. in same location), not high-end/custom, but better than Ikea 2. refinish hardwood floors throughout 3. retile bathroom... [more]
We just entered into a contract on a one bedroom (approx. 900 sq ft) apartment on the UES, which we will be closing on in early July. Our wish-list of renovations (which we plan to do before moving in) are:
1. gut renovation of 7'X11' kitchen (leaving plumbing, appliances, etc. in same location), not high-end/custom, but better than Ikea
2. refinish hardwood floors throughout
3. retile bathroom and replace vanity
4. replace 4 radiator covers with wall-to-wall custom covers (one 13', one 10' and 2 two smaller (4-5') units), with built-in storage on the two larger units
5. new overhead track lighting in living room and bedroom
6. add washer/dryer in existing closet
7. possibly adding one closet (60"X24")
We would greatly appreciate any estimates for all of the above, as well as any recommendations for contractors.
Thanks.
[less]
Response by ProInNyc
almost 12 years ago
Posts: 28
Member since: May 2011
Hi amwood,
I had my apt renovated abt 1/2 yr ago with very similar criteria as you. I interviewed a lot of contractors and I ended up going with Jeff aka primer who's highly recommended on streeteasy. I couldn't be happier with the result. You can reach him at primerenovations@mac.com and you can also email me iver131@gmail.com for before and after pics as well.
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Response by novaNYC
almost 12 years ago
Posts: 11
Member since: Jan 2014
I am just completing a reno of my UES 600 sf studio with very similar scope:
- gut reno of existing kitchen (7' x 12'): left plumbing /appliances in same locations, used Home Depot cabinets
- gut reno of bathroom (5' x 7') with all plumbing left is same location
- replaced two closets with IKEA cabinets
- replaced electric fuse box with new electric panel
- added recessed lighting at kitchen & bathroom (total 10 fixtures)
- removed one door
- replaced baseboards throughout
The cost including contractors and materials is $72,000. That does not include architect fees, expeditor fees, asbestos inspection/removal fees, co-op fees. You'll most likely need approval from your building before your allowed to do any work. The addition of W/D or removal of walls may require permitting with DOB in which case you'll be looking at a spending a lot more time and money.
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Response by flarf
almost 12 years ago
Posts: 515
Member since: Jan 2011
Assuming the closet where the W/D will be going doesn't already have water supply and drain lines, it will absolutely require filing with DOB, and that's assuming the building is OK with the project.
Hard to imagine the all-in cost coming in below $100k.
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Response by Primer05
over 11 years ago
Posts: 2103
Member since: Jul 2009
ProInNyc
Thank you very much.
Amwood,
It is very difficult to give you a an estimate without seeing the space. I am also on the UES so if you want me to take a look and give you real numbers I would be happy too
Yikes - 100K+! I know it's hard to give good numbers just based on a written description, but that is somewhat higher than we were hoping for. Thank you ProInNyc for your recommendation - I have seen prime renovations recommended many times on these boards, so it's great to know that they did a similar renovation for you and you were happy with the results. Jeff, thanks for writing in - we would definitely be interested in getting you to take a look. I will contact you shortly.
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Response by crescent22
over 11 years ago
Posts: 953
Member since: Apr 2008
$125-150 per square foot is my guess.
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Response by karhu
over 11 years ago
Posts: 84
Member since: Aug 2010
100K plus is reasonable. New washer/dryer may not be feasible, depending on the location of the closet and building policy. You should get couple contractors walk through the site. I would recommend you to contact Indigo Blue Group at info@indigobluegroup.com or KB+ at info@kitchenbath-plus.com. They did couple jobs with similar size and scope of work.
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Response by nyc_real_estate
over 11 years ago
Posts: 41
Member since: Feb 2011
manhattanrenovations.com
212 685 6358
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Response by amwood
over 11 years ago
Posts: 2
Member since: Jan 2009
Flarf, crescent22 and karhu - could you break down your estimates by project? I know that everything is more in NYC than you think it's going to be, but over 100K still seems high to me. Washer/dryers have been done before in the building and in the apartment line we are purchasing, so most likely feasible (though perhaps cost-prohibitive).
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Response by knewbie
over 11 years ago
Posts: 163
Member since: Sep 2013
Usually co-ops will not allow wet over dry areas, so depending on where your closet is, the building may not allow it. I would check with the building before checking with contractors. Contractors will go by
building policy. Our building required self venting dryer and did not allow wet over dry, so its in the kitchen area.
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Response by karhu
over 11 years ago
Posts: 84
Member since: Aug 2010
I don't hold on to the cost break down list. I am not a contractor nor home owner. I recommended those contractors because they worked with me for several jobs, I know they will work with owner's budget, you might need to compromise at some area though. The best way is to have them go down to the site and ask them for an estimate. They will be more than happy to give you a break down list. I am an architect by the way.
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Response by sarch
over 11 years ago
Posts: 19
Member since: Apr 2014
hey there- I'm an arch and PM for a GC if your interested let me know and i can get you an estimate for the work etc...
best
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Response by Rhino86
over 11 years ago
Posts: 4925
Member since: Sep 2006
...
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Response by alanhart
over 11 years ago
Posts: 12397
Member since: Feb 2007
Who won the suburbs/city fight?
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Response by Flutistic
over 11 years ago
Posts: 516
Member since: Apr 2007
Looking for a contractor to install a face brick wall 180 ft2 [faux exposed brick], electrical work (new ceiling fixtures exposed conduits) and painting almost the whole place, in brownstone Brooklyn. Anyone have any suggestions? Than you.
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Response by gothamsboro
over 11 years ago
Posts: 536
Member since: Sep 2013
Hey, that meathead Rhino guy didn't get smashed by an elephant after all.
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Response by aboutready
over 11 years ago
Posts: 16354
Member since: Oct 2007
Hey, that troll with multiple handles hasn't been totally banned after all!
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Response by Flutistic
over 11 years ago
Posts: 516
Member since: Apr 2007
Thanks for the bump.
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Response by chelsea511
over 11 years ago
Posts: 43
Member since: Aug 2012
Would opening a wall to create a kitchen pass thru (not completely getting rid of the wall) require the same permits from the city?
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Response by NWT
over 11 years ago
Posts: 6643
Member since: Sep 2008
In another thread somebody said, only if your building requires it.
My building got a work-without-a-permit violation in 2007, for the same thing. The story seems to be, it's OK unless some 311-happy neighbor turns you in.
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Response by Flutistic
over 11 years ago
Posts: 516
Member since: Apr 2007
No, that is not the story. If it's not OK, it's not OK, whether somebody turns you in or not. All you have to do is call 311 and make your way to the DOB, and someone will tell you what you need to know. Might take you 15 minutes to avoid a real headache later on. By the way, the fine is 14 times the cost of the permit.
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Response by alanhart
over 11 years ago
Posts: 12397
Member since: Feb 2007
And plus also there's resale time too, as well.
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Response by amber1
over 11 years ago
Posts: 12
Member since: Oct 2013
with what you are describing we can do the job with you purchasing materials. our labor 45,000 we are licensed and insured GC in NYC and 5 boroughs. I can recomend the best places to buy high quality all wood kitchen cabs. very reasonable. email closer826@AOL.COM
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Response by 30yrs_RE_20_in_REO
over 11 years ago
Posts: 9880
Member since: Mar 2009
The general rule of thumb is that it will cost twice as much and take three times as long as the estimate. But if you are in a hurry you can get it done in only twice the estimate if you are willing to pay three times as much.
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Response by aboutready
over 11 years ago
Posts: 16354
Member since: Oct 2007
It's so slow here it took an hour for someone (me) to notice this post? Sad.
Hi amwood,
I had my apt renovated abt 1/2 yr ago with very similar criteria as you. I interviewed a lot of contractors and I ended up going with Jeff aka primer who's highly recommended on streeteasy. I couldn't be happier with the result. You can reach him at primerenovations@mac.com and you can also email me iver131@gmail.com for before and after pics as well.
I am just completing a reno of my UES 600 sf studio with very similar scope:
- gut reno of existing kitchen (7' x 12'): left plumbing /appliances in same locations, used Home Depot cabinets
- gut reno of bathroom (5' x 7') with all plumbing left is same location
- replaced two closets with IKEA cabinets
- replaced electric fuse box with new electric panel
- added recessed lighting at kitchen & bathroom (total 10 fixtures)
- removed one door
- replaced baseboards throughout
The cost including contractors and materials is $72,000. That does not include architect fees, expeditor fees, asbestos inspection/removal fees, co-op fees. You'll most likely need approval from your building before your allowed to do any work. The addition of W/D or removal of walls may require permitting with DOB in which case you'll be looking at a spending a lot more time and money.
Assuming the closet where the W/D will be going doesn't already have water supply and drain lines, it will absolutely require filing with DOB, and that's assuming the building is OK with the project.
Hard to imagine the all-in cost coming in below $100k.
ProInNyc
Thank you very much.
Amwood,
It is very difficult to give you a an estimate without seeing the space. I am also on the UES so if you want me to take a look and give you real numbers I would be happy too
Jeff
www.primerenovationsnyc.com
primerenovations@mac.com
Yikes - 100K+! I know it's hard to give good numbers just based on a written description, but that is somewhat higher than we were hoping for. Thank you ProInNyc for your recommendation - I have seen prime renovations recommended many times on these boards, so it's great to know that they did a similar renovation for you and you were happy with the results. Jeff, thanks for writing in - we would definitely be interested in getting you to take a look. I will contact you shortly.
$125-150 per square foot is my guess.
100K plus is reasonable. New washer/dryer may not be feasible, depending on the location of the closet and building policy. You should get couple contractors walk through the site. I would recommend you to contact Indigo Blue Group at info@indigobluegroup.com or KB+ at info@kitchenbath-plus.com. They did couple jobs with similar size and scope of work.
manhattanrenovations.com
212 685 6358
Flarf, crescent22 and karhu - could you break down your estimates by project? I know that everything is more in NYC than you think it's going to be, but over 100K still seems high to me. Washer/dryers have been done before in the building and in the apartment line we are purchasing, so most likely feasible (though perhaps cost-prohibitive).
Usually co-ops will not allow wet over dry areas, so depending on where your closet is, the building may not allow it. I would check with the building before checking with contractors. Contractors will go by
building policy. Our building required self venting dryer and did not allow wet over dry, so its in the kitchen area.
I don't hold on to the cost break down list. I am not a contractor nor home owner. I recommended those contractors because they worked with me for several jobs, I know they will work with owner's budget, you might need to compromise at some area though. The best way is to have them go down to the site and ask them for an estimate. They will be more than happy to give you a break down list. I am an architect by the way.
hey there- I'm an arch and PM for a GC if your interested let me know and i can get you an estimate for the work etc...
best
...
Who won the suburbs/city fight?
Looking for a contractor to install a face brick wall 180 ft2 [faux exposed brick], electrical work (new ceiling fixtures exposed conduits) and painting almost the whole place, in brownstone Brooklyn. Anyone have any suggestions? Than you.
Hey, that meathead Rhino guy didn't get smashed by an elephant after all.
Hey, that troll with multiple handles hasn't been totally banned after all!
Thanks for the bump.
Would opening a wall to create a kitchen pass thru (not completely getting rid of the wall) require the same permits from the city?
In another thread somebody said, only if your building requires it.
My building got a work-without-a-permit violation in 2007, for the same thing. The story seems to be, it's OK unless some 311-happy neighbor turns you in.
No, that is not the story. If it's not OK, it's not OK, whether somebody turns you in or not. All you have to do is call 311 and make your way to the DOB, and someone will tell you what you need to know. Might take you 15 minutes to avoid a real headache later on. By the way, the fine is 14 times the cost of the permit.
And plus also there's resale time too, as well.
with what you are describing we can do the job with you purchasing materials. our labor 45,000 we are licensed and insured GC in NYC and 5 boroughs. I can recomend the best places to buy high quality all wood kitchen cabs. very reasonable. email closer826@AOL.COM
The general rule of thumb is that it will cost twice as much and take three times as long as the estimate. But if you are in a hurry you can get it done in only twice the estimate if you are willing to pay three times as much.
It's so slow here it took an hour for someone (me) to notice this post? Sad.
I hope you're back, 30_yrs.