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December 15, 2008
Recommendations for a small bathroom reno?
Hi Everybody,
I'm looking to do a gut renovation (tiles, bathtub, toilet, sink, fixtures) of my master bath. It's pretty small and the way that it was originally designed makes the space even less useful and unattractive. I'm looking for a recommendation on a good contractor who can do the plumbing work, as well as a professional job of installing the new items and paint/tile. All recommendations are highly appreciated.
Separately, realizing that you can spend as much or as little as you want on these kinds of things, how much should I expect to spend on this renovation? ballpark.
Thanks in advance.
Comments
How much you will spend depends on how 'by the book' you want/need to go, and whether you are moving anything around or just replacing.
For a major overhaul, including relocating fixtures, and all done with proper permits/licensed plumber/etc, you're easily over $15,000.
For a similarly major overhaul, but with a talented handyman (and no permits), you could probably make it for 1/2 that.
Note that I am neither a handyman nor a licensed plumber--I do, however, wish you luck!
Posted by: curiositykilledthecat at December 15, 2008 9:24 PM
Hi Chewbie
Try john Vargas. 347-728-7691.
He is reliable and easy to deal with. All his papers are in order. John is licensed with department consumer affairs and he has a one million dollar liability policy. It is a small family business. They go everywhere to do a free estimate. You will get a great bathroom at a good price. Tell him Susan reccommended him. Leave a message and john will return your call promprly.
Good luck.
Posted by: Ysabelle at December 15, 2008 9:44 PM
PS. John Vargas is also a good plumber which will save you money and time from hiring a seperate expensive tradesperson.
Posted by: Ysabelle at December 15, 2008 9:49 PM
Having done this, I'd say you should plan on a minimum of 10k. It can be done for about $1,500 less but you'll be skimping on things like tile and fixtures. My feeling is that if you're doing a full reno you should spend a little more on quality brass and slightly nicer than Home Depot tile. You didn't say whether you're in your own house or a co-op/condo. That may determine the level of licensing/liability insurance you'll need. Having said that, I'd go for fully licensed etc. if it involves moving pipes and electric lines,
Posted by: Bolder at December 15, 2008 11:21 PM
Hi
I am very interested in the job mentioned here, I am licensed and insured and can provide pictures and references. Please send me an email to the addy below for pictures. I can come out to give a fee estimate. You can contact myself or my partner at the number below.
Email: newarrowconstructionllc@gmail.com
Thanks
Sooknarine Sookhai (Dinesh)
Christine Stephen (Partner)
New Arrow Construction LLC
(347) 227-5834
Posted by: nightingale at December 16, 2008 11:07 AM
Forgot to mention, we do work with our clients to provide them with a fair price.
Thanks again
Dinesh
New Arrow Construction LLC
(347) 227-5834
Posted by: nightingale at December 16, 2008 11:09 AM
Thanks everyone for the helpful information.
Bolder - the work that I'm looking to do is in my condo. Not sure yet if I'll have the flexibility to actually move pipes, electrical, etc. but want to make sure that the person I work with has the expertise to tell me what I realistically can/can't do.
$10k - $15k is about what I have in mind. I'm less focused on getting the most high-end fixtures and more on something nice, modern but classic (ie - not so trendy that I'll hate it in 2 years) and practical.
Again, thanks everyone for the help.
-chewbie
Posted by: chewbie at December 16, 2008 12:16 PM
Figure the contractor has to pay his liability and workers comp insurance etc ( assuming you want the person or persons working in your home to have insurance)
You might also need a permit but hopefully not.
So for a full gut reno, which means removing floor down to beams and walls, on a regular reasonably accessible bathroom - not a 5 floor walk-up.
Demo ---- $900
Level floor beams - install plywood floor &
re-frame walls to plumb and level bathroom. -- $1000
Install tub, new shower body and complete
rough plumbing ------$1200
Sheetrock & Plaster & Paint ---------- $1700
Tile and Grout and Seal bathroom walls and floor &
Install basic accessories - --- $1300
Procure & Install remaining plumbing fixtures,
faucets and electric fixtures and do any necessary wiring- ---- $2100
Lastly Install new door,door saddle, moldings and privacy lock, and prime and paint door --$400 .
And you can figure the cost of protecting other areas, daily clean-ups etc during demo and construction plus the cost of eventual clean-up and disposal to be enmeshed in that total.
Including all materials , fixtures and tiles,thats about $8,500. And that does not account for high end fixtures.
Your bathroom may be less or more but probably not a lot less for a quality workmanship gut-to-finish job. This is for a standard bathroom, done by a legit insured contractor.
Call John @ 917 886 9576.
Posted by: MattyEast7 at December 16, 2008 12:53 PM
I would be willing to meet with you and give you a quote. You can reach me through my website at
RickLaddBrooklyn.com
Thanks!
Posted by: Rick at December 16, 2008 1:20 PM
mattyeast
your dreaming. where did you learn to estimate a bathroom reno?
First of all a reputable person would like to see the job before they give a free estmate.
Several contractors are licensed and insured and wouldn't think of giving the ridiculous etimate you wrote.
Posted by: Ysabelle at December 16, 2008 2:33 PM
rick ladd does not have his own insurance. he is an artist not a contractor but does contracting on the side.
You will interview so many fly by nights before you find a reputable contractor. Double check their credentials and make sure it belongs to them not friends.
Remember you have a board to submit authentic papers to.
Posted by: Ysabelle at December 16, 2008 2:39 PM
ysabelle, don't be a jerk. chewbie asked for a ballpark quote, and mattyeast gave a helpful response with reasonable numbers. i don't know why you have a problem with that.
Posted by: z at December 16, 2008 4:01 PM
z
why do you think mattyeast is an authority on the subject? Someone will still have to look at the job to give an appropriate estimate. The pricing breakdown ws ridiculous and far from realistic. You think thats helpful? mattyeast overpriced some things. guess brownstoner forum is turning into fantasyland. None of this nonsense will help chewbie.
It will just confuse the issue.
Posted by: Ysabelle at December 16, 2008 7:32 PM
Ysabelle, Mattyeast's estimate is in line with what we paid for a near-gut reno on a pre-war co-op bathroom. We didn't move any lines but did replumb as much as we could reach and added 2 gfci receptacles, and we saved a lot of good plaster. Not as easy probably as a full gut drywall job, but pricewise probably the same. We spent more, as I said, on fixtures.
To the OP: Great sources for reliable contractors are your condo's managing agent, the building's employees (super etc.) as well as others in the building. I've never been let down using this route.
Posted by: Bolder at December 16, 2008 8:37 PM
I think mattyeasts pricing is about right as well, maybe a couple of hundred over in some areas but basically about right.
Most bathrooms are about the same size, so plus or minus 20-30% square feet doesn't really change raw material cost differences.
Cheers,
Dean
Posted by: deanc at December 16, 2008 10:46 PM
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