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Hi,

I have spoken to 5 architects and have 5 different per sq/ft prices on a gut renovation, ranging from 100/sq ft to 300/sq ft or $350K to $700K

First, would appreciate recommendations on an architect who is creative, modern (there are no details left on this house), experienced, reasonably priced and who knows how to work within a tight budget, while still putting one or two standout aesthetics into the plan. I realize you get what you pay for but with a limited budget can’t afford a pricey architect, but would love some creative design.

Second, would appreciate any comments on the approximate price of this 3 family gut reno

-4 Storeys 19×45 + potential half storey bulkhead on top.
-Everything stripped down to the joists and beams.
-All new floors, heating, plumbing, hvac, electricals and roof
-3 kitchens, 5 bathrooms
-new windows and some pointing on facade to fix potential leaks
-cement in backyard needs to be dug out
-stairs are fine

Also any advice on the large cost drivers vs smaller ones, would be helpful.
Thanks