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May 6, 2008
Cost of Conversion: General Estimate
I would very much appreciate rough estimates of how much it would cost to convert the top three floors of a brownstone to a single unit. We plan to use what is now the shared stairs as a private stairs (by opening up the wall). We'll need to install a kitchen on the first floor, take out kitchens on the top two floors, put up some walls and closets and do cosmetic renovations on the bathrooms. The current interior is in fine shape and the electric, heat, etc. plumbing are all in order and do not need work. Thank you.
Comments
300-400$ a square foot.
Posted by: guest at May 6, 2008 6:22 PM
Whirlpool Qn:
Does anyone know if whirlpools by Watertech are good and reputable? I tried to find some info on the web, but other than company literature I could not find anything.
Thanks
Posted by: hey1 at May 6, 2008 6:25 PM
No mechanicals, $100 psft.
Posted by: denton at May 6, 2008 6:32 PM
Will all depend on who you hire. I did a similar conversion a couple of years back and the cost was under a 100psf.
Posted by: LaurenWalsh at May 6, 2008 6:37 PM
Thank you denton and Lauren. We estimated 100-150 per sf. Glad to hear our estimate was within reason.
Lauren, how long did the conversion take? Did you work with an architect or did you rely on a structural engineer and a general contractor? Thank you in advance.
Posted by: mkop at May 6, 2008 7:35 PM
Conversion took a couple of months and I relied completely on my gut and a general contractor. The effort went quickly since all decisions were made up front (solid plan) and all materials were right off the shelf (lowes, home depot, etc).
If more detail is needed feel free to send me an email
laurenwalsh69@yahoo.com
Posted by: LaurenWalsh at May 6, 2008 8:28 PM
All the estimates for new apartment buildings I'm working on right now are running around $$55 -60 for interiors (partitions, doors, and all finishes) and $17 - $20 for specialties (cabinets, appliances, millwork, etc.). Add $8.00/SF for demolition and I see absolutely no reason why you can't do what you're proposing (and more, actually) for well under $100/SF. Bear in mind these $/SF are trade costs only, but they are based on union labor. I'm of the opinion that the difference between union and non-union is basically a wash because the lesser labor cost per hour for non-union is wiped out by the greater efficiency and better organization of a union outfit. General conditions (contractor supervision, insurance, etc) and profit shouldn't run more than 20% - 25%, so for the scope you're talking about I'd have thought $100 to $120/SF was more than adequate. There is absolutely no doubt that the first commenter, with the $300-$400/SF number (did you almost take a dump in your pants when you saw that?) is totally talking out of his/her arse.
Posted by: johnife at May 6, 2008 9:01 PM
You can't do a respectable project for less than $150/sf. You're all on crack.
Posted by: guest at May 6, 2008 11:31 PM
thanks mr contractor, 11:31.
Posted by: guest at May 7, 2008 10:43 AM
hey, hey1: my very strong recommendation is to spring for a login on Consumer Reports: http://www.consumerreports.org
They have very reliable data.
Posted by: amanda at May 7, 2008 3:38 PM
I don't know what Lauren Walsh's situation was, but based on the information given by the original poster, you need an architect.
Posted by: nyarchitect at May 7, 2008 3:57 PM
It all depends on the extent of the renovation. If your changing the C of O for the building, you'll spend 12-15K just on city fee's and expeditiers. If you are talking about a gut reno of the three floors I believe $150/sq.ft. is a start.
Posted by: andrix at May 7, 2008 4:47 PM
$150/sf sounds like a good budget number to me. Could be less if you can minimize the amount of work required. Could be higher if you're putting in custom work.
Posted by: nyarchitect at May 8, 2008 5:52 PM
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