We just closed on our new apartment and are gathering estimates for some work we are going to do on our apartment before moving in. Most of this is what I would consider "infrastructure" type fixes (i.e., getting rid of "popcorn" ceiling, skim coating walls, new solid-core wood doors, new jard wood floors, etc.). Eventually we will redo the bathrooms and kitchen. Since we will have a crew in there... [more]
We just closed on our new apartment and are gathering estimates for some work we are going to do on our apartment before moving in. Most of this is what I would consider "infrastructure" type fixes (i.e., getting rid of "popcorn" ceiling, skim coating walls, new solid-core wood doors, new jard wood floors, etc.).
Eventually we will redo the bathrooms and kitchen. Since we will have a crew in there anyway, we thought it would make sense to do the small bathroom now if it doesn't breakour budget. The first quote we received had $17,500 just for labor. This is a small (7.5' x 5.5 - 6') bathroom. We would be gutting everything except the tub which we plan to leave in place (but install a new shower system). Does this seem high for just the labor or just what it is in NYC?
Any thoughts are greatly appreciated.
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Response by totallyanonymous
over 17 years ago
Posts: 661
Member since: Jul 2007
I paid my super 500 bucks to demo a smaller size bathroom, bought the fixtures, tiling at HD for roughly 2000 and paid super additional 1000 to install it. Total: 3500. Dislosure: I did not replace the tub. BR looks great. Two months prior, i had a high end nyc contractor give me an estimate of $35,000 for the job (labor ONLY) (albeit with higher end fixtures and replacement of tub/knocking down a wall).
Its not a matter of whether you get ripped off by a NYC contractor. Its by how much.
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Response by totallyanonymous
over 17 years ago
Posts: 661
Member since: Jul 2007
Sorry, quote was $25,000 for labor only. Thanks,
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Response by Colgin
over 17 years ago
Posts: 79
Member since: Apr 2007
Thanks, totallyanonymous. Anybody else have thoughts on what labor should cost from a general contractor for a small bathroom.
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Response by raddoc
over 17 years ago
Posts: 166
Member since: Jun 2008
We're in the middle of renovating two baths. Master is 5'X7'; removed tub, converted to large walk-in shower, low voltage lighting, all marble to the ceiling, new vanities, pocket door, raised ceiling 12", multiple shower outlets and niches, new forced air h/w heat - labor only- $30K. Hall bath 7'X8'; new tub w/niche , shower, pedestal sink, raised ceiling 10", subway tile w/glass border and matching floor w/insets - $25K, labor only. Had multiple bids from $35K to 85K, labor only. The lowest bid was from MyHome, but I decided against them due to so many poor reviews. You really need to check your building's alteration agreement. Some places require outrageous insurance coverage with so many restrictions and stipulations (architect or engineer plans/review/supervision) that smaller cheaper contractors simply cannot compete. The keys to a successful renovation are finding a reliable contractor, whose work you have seen in at least 3 (if not 5) similar projects with excellent client recommendations and sufficient up-front planning in terms of budget and finishes.If the contractor has completed other projects in your building with great reviews, you are home free.
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Response by kas242
over 17 years ago
Posts: 332
Member since: May 2008
If you are doing work in a pre-war building, the costs may be significantly higher. My blgd requires that any renovations involving plumbing go back to the risers so that as much of the old, crumbling pipes as possible are replaced, short of actually replacing the risers (which becomes a building-wide upgrade). The first (and only quote I have gotten for my full bath so far) estimated that the riser portion would be about $6,000, and total labor at $15,000. This actually sounds very low in comparison to other comments on the thread. I completely agree with raddoc that you need to get recommendations from happy clients. Certainly anyone who has done a successful job in your building is a good place to start. Good luck!
I paid my super 500 bucks to demo a smaller size bathroom, bought the fixtures, tiling at HD for roughly 2000 and paid super additional 1000 to install it. Total: 3500. Dislosure: I did not replace the tub. BR looks great. Two months prior, i had a high end nyc contractor give me an estimate of $35,000 for the job (labor ONLY) (albeit with higher end fixtures and replacement of tub/knocking down a wall).
Its not a matter of whether you get ripped off by a NYC contractor. Its by how much.
Sorry, quote was $25,000 for labor only. Thanks,
Thanks, totallyanonymous. Anybody else have thoughts on what labor should cost from a general contractor for a small bathroom.
We're in the middle of renovating two baths. Master is 5'X7'; removed tub, converted to large walk-in shower, low voltage lighting, all marble to the ceiling, new vanities, pocket door, raised ceiling 12", multiple shower outlets and niches, new forced air h/w heat - labor only- $30K. Hall bath 7'X8'; new tub w/niche , shower, pedestal sink, raised ceiling 10", subway tile w/glass border and matching floor w/insets - $25K, labor only. Had multiple bids from $35K to 85K, labor only. The lowest bid was from MyHome, but I decided against them due to so many poor reviews. You really need to check your building's alteration agreement. Some places require outrageous insurance coverage with so many restrictions and stipulations (architect or engineer plans/review/supervision) that smaller cheaper contractors simply cannot compete. The keys to a successful renovation are finding a reliable contractor, whose work you have seen in at least 3 (if not 5) similar projects with excellent client recommendations and sufficient up-front planning in terms of budget and finishes.If the contractor has completed other projects in your building with great reviews, you are home free.
If you are doing work in a pre-war building, the costs may be significantly higher. My blgd requires that any renovations involving plumbing go back to the risers so that as much of the old, crumbling pipes as possible are replaced, short of actually replacing the risers (which becomes a building-wide upgrade). The first (and only quote I have gotten for my full bath so far) estimated that the riser portion would be about $6,000, and total labor at $15,000. This actually sounds very low in comparison to other comments on the thread. I completely agree with raddoc that you need to get recommendations from happy clients. Certainly anyone who has done a successful job in your building is a good place to start. Good luck!