Forum
« Mr. Slim installer renovation »
August 8, 2007
teardown/rebuild vs "gut" renovation?
DESPERATE for HELP/ADVICE from those in the know. Our little 2-family wood frame built in 1910 has been chopped up in past reno's & has pretty bad water damage in walls & floors. I wonder if anyone can give me advice on whether complete demolition (20' x 40' structure=total 2400 sft) & rebuild (dream is 3-floor brick facade w/10-ft ceilings) would cost. We had been planning to "gut" the building, working within the current "frame" but getting all new electric, plumbing, HVAC, etc. The reno is going to mean almost completely rebuilding the english basement/garden level as family-room/kitchen with newly built 20' x 10' addition in back, completely re-configuring the middle floor & half-demo'ing/rebuilding the top floor. All staircases will be reversed to direct flow from front doors towards the kitchen in the rear of the garden level. Also, we are changing from no C of O but multi-family designation to one-family C of O. I am starting to wonder whether these plans are completely crazy, as it seems a lot of cost & work for a building "skeleton" that is none too elegant (low ceiling heights & virtually nothing worth keeping/restoring). We are in love with the location & garden, which is very special. Can anyone advise me on whether complete demo/rebuild would be possible on what's astoundingly seeming an insufficient budget of $600k?
Comments
my thincs we'll reaspond befur my lobely wifes and says your in over you're hed. $600kb is surely not enouf.
Posted by: Dad Vidalia at August 8, 2007 10:56 PM
hi ,if u need a contractor ,check out RAJSON GENERAL CONTRACTING.he is a great an very affordable.his phone number is 718-807-5014.good luck.
Posted by: raj at August 8, 2007 11:40 PM
look into modular homes, they can be done nicely in line with your budget.
lots of very modern pre-built homes under your budget
Posted by: lolz at August 9, 2007 7:31 AM
Rebuilding would probably cost AT LEAST twice your budget. That said, you probably won't be able to do the gut reno on budget either.
$250 per square foot (which is what you've got for your 2400 sf bldg) is more in line with a spec office building on a freestanding site in NJ (big box with acoustic tile ceilings, vinyl floors, no frills, etc.)
Chances are modular won't work for you if you live in Brooklyn. Even if you're in a detached house, you have to comply with city codes and zoning.
Some suggestions: Brick is expensive. Look into different ideas for the facade. There are some fun, inexpensive materials out there if you are willing to go for the contemporary look. Or, for the reno, don't build the addition out back. You already like the garden, and building within the existing structure (as inadequate as it feels) may in the end be much less expensive.
That said, if you've got the means for acquiring the extra cash you'll need, do what you'll be happy with in the end. No point in going through the process of construction unless you get a result that pleases you.
Posted by: Anonymous at August 9, 2007 7:54 AM
I would have thought your budget would be very generous for a gut reno, but maybe not for a rebuild. What is blowing the budget?
Posted by: Anonymous at August 9, 2007 1:27 PM
I am the original poster & am curious whether Dad Vidalia could expand on the response that $600k is not enough. What is this in reference to - the gut renovation? How much short do you think we are? I am disheartened by Anonymous at 7:54's response that $250k/sft gets nothing more than low, low-end renovation. But truth is what I came here for, so if that is accurate, better we keep dreaming than get knee-deep & realize how over our heads we are. Anyone else have thoughts? I am very grateful for this forum. We are desperate to get this started but very nervous given our lack of knowledge. This site helps enormously, but still so many blind spots....
Posted by: anon at August 9, 2007 5:01 PM
I would like to know what is blowing the budget as well. I am doing a complete gut renovation of a 2700 sq ft 3 story 2 family and my contractor has given me a budget of $180K total. That's all new electric, all new plumbing, all new floors, all new walls (the plaster just crumbled off--the house is from 1890!). Fixtures, trim, windows and new roof not included in the price. People on this site always estimate much higher for renovations and I did get a couple much higher quotes when I was interviewing contractors, but that said, you do not need to pick the very high end contractors. My guy has done consistent quality work (not high end) with my architect brother in the past so I have some idea of what he is capable of. Don't be scared off the project. Your budget sounds extremely generous to me if you'd just trim a few things (i.e. why are you changing the stairs? Are they damaged? That's big ticket right there) and perhaps go a little easy on the luxury items. Just my two cents. Of course I could be back here in a few months crying about how my contractor has done a horrid job or can't get the project done within the budget but for now so far so good.
Posted by: Fellow Gut Renovator at August 9, 2007 8:01 PM
Forgot to mention the $180K includes two new kitchens and 3.5 baths total.
I'm sorry I can't really help with estimates for a rebuild but for a gut renovation I think you are more than fine unless your taste is really high end.
Posted by: Fellow gut renovator at August 9, 2007 8:04 PM
Thank you, Fellow Gut Renovator. Seriously, think you may have talked me off the ledge. We are not at all super high end. We just want clean and simple & sturdy. Changing the staircases is frivolous - an expense we don't need. Let me know if/when you would recommend your contractor. Thanks again for your posts -very helpful.
Posted by: anon at August 9, 2007 10:10 PM
FGR-
Can you recommend your contractor? That sounds like a great price. Any photos of past projects you could post?
Posted by: spanishfish at August 12, 2007 3:50 PM
I have the perfect person for you. He's an Architect and Interior Designer and has been doing this work in NYC for over 20 years. His name is Alex Fradkoff and his cell is 917-494-0082. Yes, he is a friend of mine, but I highly recommend you calling him. Tell him Betsy referred you.
Check out his website at www.alexfradkoff.com
I hope this helps...
Posted by: walker247 at August 13, 2007 12:49 PM
Alex Fradkoff is not an architect, even though he sells his services as one. Apparently having been found guilty of fraud and forgery in a lawsuit against him for this has not deterred him from continuing this practice, which is a public hazzard. Yes, the work done in that case was found to be not to code!
Posted by: guest at October 6, 2007 10:23 PM
Post a comment
Please be patient while your comment is published. It may take a moment.