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October 18, 2007
New Kitchens / Baths / Wiring / Plumbing
Hi Brownstoners,
Please help.
My husband and I are in contract on a 2 family, 3 story brownstone in Bed-Stuy and I have some questions about the updates we would like to make.
In respect to kitchens and baths, all are in bad shape. Is there a certain dollar amount we should not go over on each so we don't end up losing money? Also, in terms of resale value, do buyers prefer these rooms to be contemporary in design? We are restoring all of the original woodwork as well as the original wood floors.
Secondly, in terms of updating the plumbing and electrical, is the only way to do this to totally remove all of the existing wiring and pipes? I thought that pulling everything out and starting over would help with out insurance but it doesn't so is there a less expensive way to do this?
Please help guys, I'm lost.
Comments
First good luck with your new home I hope everything goes well for you and your husband. To answer your question about electrical when your house is rewired that does not necessary mean they remove all old and replace with new, sometimes they just take the load off the line by adding another one .If the house still has fuses 110 a then it must be upgraded to 220 with at least 100 amps on your circuit breaker box which will be enough for today's refrigerators PC microwave etc. As for plumbing look at you main water line in the cellar if its led bend you might want to consider changing it if you have an extra 3000 oh and add another 1000 if the fire hydrant is across the street. Wow 4 GS for plumbing and we didn't get to the basement yet. Leave your email I have some good pictures and articles that you might be interested in or email me @imcwil1065@aol.com Good Luck.
Posted by: guest at October 18, 2007 11:06 PM
Welcome to the neighborhood!
Im assuming you are doing this reno for yourself and not for a flip. If thats correct, I wouldn't concern yourself too much with resale unless you were doing something radically damaging.
If you are doing a major reno, I think redoing the plumbing and electrical is a major expense but will save you aggravation down the line. The mechanicals are where you should be directing your money to first.
On a personal taste level, I find the modern looking bathrooms with glass tile and vessel sinks to already look quite dated (I hear the Prince's "1999" in my head when I see them). But its a matter of taste. If you love them than thats what you should do because you are going to be using them. In terms of resale, I find that a updated bathroom with finishes appropriate to the age of the house never go entirely out of fashion.
Posted by: Mrs. Limestone at October 19, 2007 9:11 AM
Could someone answer this part of the question? I would like to know as well:
"in terms of updating the plumbing and electrical, is the only way to do this to totally remove all of the existing wiring and pipes? I thought that pulling everything out and starting over would help with out insurance but it doesn't so is there a less expensive way to do this?"
Posted by: guest at October 19, 2007 11:10 AM
I like baths appropriate to the age/style of the house, too. So if you aren't ripping out all the wood trim to make your house some minimalist modern showplace, then keep the bathrooms in Victorian style - pedestal sinks only, and a deep tub, not these 12" high ones people put in now, (it doesn't have to be clawfoot - get a vintage (or new if they make them, or re-enamel if you have one) deep tub that hugs the wall. My apartment has bathroom fixtures that are 100-yr-old originals and I like them (even though the sink has no pedestal but hangs off the wall - it is original and fits into the room well - I'll just add sink skirt when I get around to it to hide the pipes and underside of the sink.)
I also think these old houses look better with a simpler style kitchen - white/black appliances instead of that cold-looking stainless steel, simple cupboards that look like they actually could pre-date the 1990's, simple countertop finishes (granite looks out of place to me in most of the old brownstone apartments and houses I see it in.)
But I clearly seem to be in the minority on this one, given what I see. Which is probably why I will have to buy a wreck and renovate when I buy a house - I can't stand most of the renovations I see.
Posted by: guest at October 19, 2007 11:32 AM
OP here,
Thank you so much for the feedback.
We will be living in the brownstone, this is not a flip but I want to do things correct the first time in respect to the bathrooms and kitchens. Unfortunately, there is no original woodwork in any of the bathrooms or kitchens, they were updated at some point but done on the cheap and you can tell - they truly look awful.
Mrs. Limestone - I just want to confirm with you on your opinion, do you suggest removing all of the old plumbing and electrical and starting from scratch or does "updating" mean something different?
Thank you all again for your guidance.
Posted by: aetienne at October 19, 2007 11:43 AM
why don't you design the kitchen, i don't know, that would make YOU happy? don't you have any opinions?
Posted by: guest at October 19, 2007 8:32 PM
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