Hi all, It is my first time posting after reading many very helpful comments and discussion. I am thinking about renovating my bathroom right now after living in my condo apartment for 3 years. I know when I moved into my apartment that all the appliances and finishing were pretty old (1986 was the last time they were renovated), but I wanted to live in it first so I will have an idea of how I... [more]
Hi all,
It is my first time posting after reading many very helpful comments and discussion. I am thinking about renovating my bathroom right now after living in my condo apartment for 3 years. I know when I moved into my apartment that all the appliances and finishing were pretty old (1986 was the last time they were renovated), but I wanted to live in it first so I will have an idea of how I might use the space. I think now I know what I want, and I am trying to pin down the cost ( and the timeline for the renovation depending on the cost). I would really appreciate your advice and insight.
Background on my building, it is a post-war condo building with 200+ unit, built in 1986
Scope of work: my bathroom is currently 5x7, I am not looking to change the layout of the bathroom however I do want to do:
1, floor tile(I currently have the hex penny sized tile and I look to replace them with bigger square tiles)
2, sink vanity (I am looking to replace them, ideally a floating one but I am fine with mid-low range off the shelf items. The only thing is I want a larger countertop that will go over to the toilet which is next to the sink)
3, sink and shower fixtures( I definitely need new sink fixtures and I am fine with low-mid range items. I am thinking of potentially having a rain shower head, but if that will significantly increase my cost, I am willing to forgo it)
4, tub ( I currently have a tub. I am thinking of replacing it with a shower instead. And I want to add in build in wall storage nook, as well as shower glass closure)
5, toilet (I am fine without replacing the toilet, depending on the labor cost and the material)
6, medicine cabinets ( I currently have a recess mirror cabinet, it is in fine condition, but I am thinking of replacing them with a large piece of mirror covering the wall that currently has the medicine cabinets. That however will probability mean less storage and more cost)
I have found a website called Sweeten. And It seems to give me a cost estimate of 20k. I wonder if that is a reasonable estimation at all. Moreover, I wonder if anyone has used Sweeten before. Is that reliable? Do you have any designer/contractor on Sweeten that you like? Where else do people find contractors?
Thank you so much for your help. I really appreciate all the advice. And I am sure after I go through the process, I will be able to contribute to the discussion more and start to give back ;)
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Response by Primer05
about 9 years ago
Posts: 2103
Member since: Jul 2009
It sounds to me that you basically need a full gut renovation of your bathroom. When you say you might keep the toilet based on price of the toilet and labor, there will be no additional labor costs as the toilet needs to be removed in order to the other work anyway unless you switch what kind of toilet (wall hung or flushometer)
I think 20k for a complete bathroom is on the low side I think 25-30 is more like it
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Response by jelj13
about 9 years ago
Posts: 821
Member since: Sep 2011
I have a 1952 bathroom which needs renovating. The contractors I called for an estimate all concurred with Primer05 both for the price and the toilet replacement. The price could be even higher if you pick upscale materials. Primer05 always gives sound advice.
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Response by bryantpark
about 9 years ago
Posts: 83
Member since: Dec 2011
Price-wise, I concur with @Primer05 + @jelj13.
I tried using Sweeten (and also BuildZoom, a similar service), and I didn't really find that the contractors they put me in touch with were any better than random.
There are a lot of different kinds of renovation, and a lot of different contractors, so it seems like there *would* be scope for a service to hook people up with contractors that are particularly specialized in certain types of job, building, neighborhood, etc, but in my experience these services don't. You're probably better of just asking your neighbors, introducing yourself to any contractors you see in / near your building, etc (generally pretty easy to spot their van out the front, or guys in uniform in the elevator). Sometimes, low-tech is best.
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Response by 300_mercer
about 9 years ago
Posts: 10553
Member since: Feb 2007
Gramercy,
- Big part of the cost is labor which will remain largely the same regardless of the materials used. I would not skimp on the materials. The additional cost of 3-4k will be well worth it. For example, $3 per sq ft tile vs $12 per sq ft marble tile will only add $1500 to your cost but the end result will be much nicer. $300 toilet will not save you much. Labor and the contractor profits are the main costs. You can get nice vanities and other items from Signature Hardware (website) at a good price. They are unbranded but 30-50% of the cost of unbranded items.
- I would also use this as an opportunity to see what else you need in your apartment. Every contractor wants to make a minimum amount of money regardless of the size of the job. Hence, your incremental money spent will be better priced.
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Response by 30yrs_RE_20_in_REO
about 9 years ago
Posts: 9876
Member since: Mar 2009
If you have multiple bathrooms in an apartment having no tub in one of them isn't a problem but for some buyers having no tub at all in an apartment can be a deal breaker.
I was looking to re-do the kitchen and based on very basic description I put into Sweeten, I got an estimate back of $100K. Seems very random and way too high for just replacing cabinets and updating appliances, plus a new floor.
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Response by 300_mercer
about 9 years ago
Posts: 10553
Member since: Feb 2007
Gramercy, If this is all you need (5x7 is a small bath), talk to your super and he will let you know who recently did reno in your building or currently doing a reno. Just talk to the contractor doing it.
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Response by 300_mercer
about 9 years ago
Posts: 10553
Member since: Feb 2007
I got a great contractor by talking to the neighboring super. That way you have direct reference as well.
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Response by Primer05
about 9 years ago
Posts: 2103
Member since: Jul 2009
Asking the super is a good idea but ... go see the work the contractor did and talk to the owners of the apartment. I get a ton of calls from people asking for my help after they hired the contractor the super recommended. Sometimes it is in the best interest of the super (not always, but sometimes)
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Response by 300_mercer
about 9 years ago
Posts: 10553
Member since: Feb 2007
Primer is spot on. You need to talk to the owner as well.
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Response by bryantpark
about 9 years ago
Posts: 83
Member since: Dec 2011
Yep. I spoke to half a dozen contractors recommended by my super as people who had done good work in the building. Of all the contractors I've spoken to, those that were recommended by the super were at best average, and in a few cases well below average.
Whether that's because the super recommends people that pay the best kickbacks, or is just not very good at identifying the best people (i.e., the people that can put together a comprehensive bid and understand the plans and priorities), I can't be sure - but frankly I wouldn't recommend asking your super, or if you do, make sure you're also getting referrals from other sources to compare them with.
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Response by LeeHiggins
almost 9 years ago
Posts: 1
Member since: Dec 2016
Nice Ideas!
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Response by Juxie100
almost 9 years ago
Posts: 39
Member since: Dec 2014
Just adding my two cents about vanities. We bought one by Dickson Vanities and love it. Solid wood, beautiful craftsmanship, not as cheap as IKEA but not outrageous. And made in Brooklyn! Also, think twice about that countertop that extends over the toilet, which is called a "banjo counter." We had it in our old apartment. It can be problematic when you need to access the toilet tank. Nice shelves can give you the same space with a lot more flexibility.
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Response by baummm
almost 9 years ago
Posts: 12
Member since: Jul 2016
I agree with @300_mercer - the super is definitely aware of the different contractors who have worked in your building and can probably give you a recommendation or two.
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Response by stephenhorning
almost 9 years ago
Posts: 0
Member since: Jan 2017
Yes, you can get many different ideas for renovating your bathroom. If you are really confused, then it is better you take help from an expert. Because it may happen that we try to do something of our own and the result may not be fruitful. Recently, one of my friends, who lives in Boca Raton, renovated her entire house and she hired a contractor. She changed her kitchen cabinets, installed Impact doors that she bought from http://stormguardwindowanddoor.com/impact-windows-boca-raton/, made certain changes in the bathroom and painted the house. And she is happy that she got it done by a contractor.
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Response by manhatta
almost 9 years ago
Posts: 41
Member since: Nov 2013
Gramercy08 My name is Richard Garey and I am the principal of Manhatta Architecture, P.C. http://www.manhatta.net/ If you are interested, I would be happy to put together a proposal for architectural services and recommend a few qualified general contractors. Please feel free to contact me directly via the CONTACT form on my website.
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It sounds to me that you basically need a full gut renovation of your bathroom. When you say you might keep the toilet based on price of the toilet and labor, there will be no additional labor costs as the toilet needs to be removed in order to the other work anyway unless you switch what kind of toilet (wall hung or flushometer)
I think 20k for a complete bathroom is on the low side I think 25-30 is more like it
I have a 1952 bathroom which needs renovating. The contractors I called for an estimate all concurred with Primer05 both for the price and the toilet replacement. The price could be even higher if you pick upscale materials. Primer05 always gives sound advice.
Price-wise, I concur with @Primer05 + @jelj13.
I tried using Sweeten (and also BuildZoom, a similar service), and I didn't really find that the contractors they put me in touch with were any better than random.
There are a lot of different kinds of renovation, and a lot of different contractors, so it seems like there *would* be scope for a service to hook people up with contractors that are particularly specialized in certain types of job, building, neighborhood, etc, but in my experience these services don't. You're probably better of just asking your neighbors, introducing yourself to any contractors you see in / near your building, etc (generally pretty easy to spot their van out the front, or guys in uniform in the elevator). Sometimes, low-tech is best.
Gramercy,
- Big part of the cost is labor which will remain largely the same regardless of the materials used. I would not skimp on the materials. The additional cost of 3-4k will be well worth it. For example, $3 per sq ft tile vs $12 per sq ft marble tile will only add $1500 to your cost but the end result will be much nicer. $300 toilet will not save you much. Labor and the contractor profits are the main costs. You can get nice vanities and other items from Signature Hardware (website) at a good price. They are unbranded but 30-50% of the cost of unbranded items.
- I would also use this as an opportunity to see what else you need in your apartment. Every contractor wants to make a minimum amount of money regardless of the size of the job. Hence, your incremental money spent will be better priced.
If you have multiple bathrooms in an apartment having no tub in one of them isn't a problem but for some buyers having no tub at all in an apartment can be a deal breaker.
The NY Times ran an article about replacing the tub with a shower in a one bathroom against it. They advised against it.
http://www.nytimes.com/2016/11/20/realestate/will-removing-a-bathtub-affect-the-value-of-my-apartment.html?rref=collection%2Fcolumn%2Fask-real-estate
I was looking to re-do the kitchen and based on very basic description I put into Sweeten, I got an estimate back of $100K. Seems very random and way too high for just replacing cabinets and updating appliances, plus a new floor.
Gramercy, If this is all you need (5x7 is a small bath), talk to your super and he will let you know who recently did reno in your building or currently doing a reno. Just talk to the contractor doing it.
I got a great contractor by talking to the neighboring super. That way you have direct reference as well.
Asking the super is a good idea but ... go see the work the contractor did and talk to the owners of the apartment. I get a ton of calls from people asking for my help after they hired the contractor the super recommended. Sometimes it is in the best interest of the super (not always, but sometimes)
Primer is spot on. You need to talk to the owner as well.
Yep. I spoke to half a dozen contractors recommended by my super as people who had done good work in the building. Of all the contractors I've spoken to, those that were recommended by the super were at best average, and in a few cases well below average.
Whether that's because the super recommends people that pay the best kickbacks, or is just not very good at identifying the best people (i.e., the people that can put together a comprehensive bid and understand the plans and priorities), I can't be sure - but frankly I wouldn't recommend asking your super, or if you do, make sure you're also getting referrals from other sources to compare them with.
Nice Ideas!
Just adding my two cents about vanities. We bought one by Dickson Vanities and love it. Solid wood, beautiful craftsmanship, not as cheap as IKEA but not outrageous. And made in Brooklyn! Also, think twice about that countertop that extends over the toilet, which is called a "banjo counter." We had it in our old apartment. It can be problematic when you need to access the toilet tank. Nice shelves can give you the same space with a lot more flexibility.
I agree with @300_mercer - the super is definitely aware of the different contractors who have worked in your building and can probably give you a recommendation or two.
Yes, you can get many different ideas for renovating your bathroom. If you are really confused, then it is better you take help from an expert. Because it may happen that we try to do something of our own and the result may not be fruitful. Recently, one of my friends, who lives in Boca Raton, renovated her entire house and she hired a contractor. She changed her kitchen cabinets, installed Impact doors that she bought from http://stormguardwindowanddoor.com/impact-windows-boca-raton/, made certain changes in the bathroom and painted the house. And she is happy that she got it done by a contractor.
Gramercy08 My name is Richard Garey and I am the principal of Manhatta Architecture, P.C. http://www.manhatta.net/ If you are interested, I would be happy to put together a proposal for architectural services and recommend a few qualified general contractors. Please feel free to contact me directly via the CONTACT form on my website.