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December 18, 2007
Renovation- I have no idea where to begin!
I am starting to renovate a one bedroom apartment. I am redoing the kitchen and bath, as well as knocking down some non-weight bearing walls, adding some overhead lighting, paining, and refinishing the floors. I have a pretty idea of the material and design that I want in the kitchen and the bathroom. I am moving into the apartment in January and need board approval for the renovation. I'm a little freaked out about the cost and the timing. Based on past experience, what should I expect to pay for labor and building materials (the bathroom is 5 by 8 and I'm not replacing the tub or sink and the kitchen is 8 by ten) Also, some people have recommended that I use a designer (I guess instead of a general contractor)? Has anyone here done that? Is it worth it? Thanks for any advice you can impart!
Comments
You're doing all that work to a one bedroom apartment and living there at the same time? I think you're asking for a real headache. The dust and dirt will be a problem. So I think you have a good reason to be freaked out about the timing. As far as the cost on the bathroom, materials & labor for quality work runs around 7k. ( I am a contractor ). I can't say much about your kitchen because I need more details. About using a designer, if it's in your budget, great. However, if your job is pretty basic I would just go with the contractor.
Posted by: Rick at December 18, 2007 5:18 AM
I agree with Rick. Your plan sounds ill conceived. If you are only removing and replacing fixtures (in the exact same place), Rick's suggestion about the contractor in lieu of a designer/architect is probably fine, but if you are moving anything around, get an architect because for one thing, you'll need to file the work with the Building Department, hence more delays with timing. Give yourself a minimum of two months to do the work and a minimum of one month where you'll not be living in the apartment (i.e. no toilet, sinks, etc).
Posted by: guest at December 18, 2007 7:41 AM
If you want to save yourself time and money, (and possibly need for approval of DOB) do not move the location of any fixture in the bathroom and kitchen. A kitchen design is usually provided by the cabinets maker, so all you need is a good contractor.
I did a kitchen/ bath renovation in a one bedroom condo which turned out beautifully. My contractor's name is Martin Chui (917) 715 4003. He does great work and he won't cost you an arm & a leg.
I am not Martin, I would have signed under my Brownstoner I.D, but I forgot my password. Tell him Ruth recommended him.
Posted by: guest at December 18, 2007 9:15 AM
When I renovated my studio apt in Manhattan some years ago, it was not livable for over three weeks. I was lucky and able to sublet from a neighbor on a long vacation.
I DID use an interior designer and thought it was a great help--his design recommendations were excellent, and he thought of details that would have never occurred to most contractors. A good designer should be able to get architectural drawings if some are needed for the DOB.
$7k for what sounds like a bathroom spruce-up seems high unless you are planning on covering the whole room with expensive tile.
Also, it sounds like you're in a coop, which means you will have to use contractors that are fully licensed and insured.
Posted by: tinarina at December 18, 2007 10:03 AM
Can someone say what a one bedroom renovation should cost? Sanding floors, skim coat & paint walls, redo kitchen, nothing high end. All in, what should I be looking at in cost?
Posted by: guest at December 18, 2007 10:35 AM
If you really want a true estimate of what your renovation will cost, call some people in the trade. The devil is always in the details. Renovation is time consuming work, skilled workers are not cheap. To debate a price on a blog is just nuts because we don't know what your particular needs are. You have to shop around, get competitive bids from experienced people in the trade.
Posted by: Rick at December 18, 2007 11:05 AM
Thanks- to clarify, I will not be moving into the apartment for two months and I will have a seven week period in between the time that I close and that I move in. Hopefully I can get at least most of the renovation done by then (and worse comes to worse, I have family I can move in with for a week or two).
Does anyone have any personal references for contractors?
Posted by: cortnyc at December 18, 2007 11:13 AM
NewYorkRenovations:
Does Awesome work.
Posted by: guest at December 18, 2007 11:21 AM
Kitchen: $10-$20,000
Bathroom: $8-$15,000
Floors: $1-3,000
Painting: $1-4,000
Lighting: $2-5,000
Design Fee: $2-$6,000
Posted by: guest at December 18, 2007 11:22 AM
"tinarina" can you please email me your designer that you use on your bathroom. Thanks nat215@mac.com
Posted by: guest at December 18, 2007 12:46 PM
Hi Cortnyc
You should get an estimate from Fitzgerald Renovations Inc. -he is an Irish contractor and you will be genuinely impressed at how accomadating he is and he quotes reasonable prices.
His cell number is 917 886 9576.
Judy Kane.
Posted by: guest at December 18, 2007 2:40 PM
11:22's numbers are right on. We renovated a 700 sq ft 1br ourselves, minus the bathroom and kitchen and skim coating (left to the pros), but didn't move walls. We spent about 40k, but used high mid-range fixtures. We saved money by painting and redoing the trim ourselves. Had we gone all out it would have been $60k or more.
We sold it for $70k over a comparable unreno'd apt. in our line! (but only listed $20k higher. a bidding war broke out in our favor)
I'd say you could do a lower-end reno for $25k, which you'd probably get back when you sold. We hired an interior designer; cost us $1k but saved a ton of time and some to-the-trade money.
Posted by: guest at December 18, 2007 3:10 PM
Who ARE NewYorkRenovations ? They don't seem to turn up with a Google search. They have been mentioned a couple of times in FORUM posts, but nowhere else.
Posted by: guest at December 18, 2007 4:29 PM
OK, might be a dumb question, but...
3:10 - you make a few estimates about what you might be able to get back when selling. I had always read that at most you'd be looking at recouping about 85% of the total cost of a reno (and less for some parts). Can you clarify?
I'm looking at renovating a brownstone in Park Slope. I'll be in the house for ~5 yrs. Assuming the reno work is quality and the fixtures mid-range, what can I expect to get back?
Posted by: guest at December 18, 2007 6:35 PM
Hi. i would like to share my experience with all the readers here at brownstoner... i recently had a contract with usc construction. they advertise on the right side of the page. i was wondering who they are. after i met them i found that they knew what i want. i hired them for my bathroom reno and kitchen reno.. they are really professional..this project is almost done.very trusted person.
Posted by: kaza at December 18, 2007 7:34 PM
If you have to get approval from a co-op board and you plan to knock down walls and move plumbing around, then you will probably need to present them with plans. Many boards require an architect's stamp on the plans. What I'm not understanding is how you would be able to do the renovation before closing on your apartment. You said: "I will not be moving into the apartment for two months and I will have a seven week period in between the time that I close and that I move in. Hopefully I can get at least most of the renovation done by then." If the current owner and board let you do ANY kind of renovation before you close that would be a new one!
Posted by: guest at December 19, 2007 10:41 AM
It sounds like she's closing next week and then moving in February--8 weeks from now,
Posted by: guest at December 19, 2007 8:58 PM
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