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« Eviction for Owner Occupancy 229 NORTH 8th STREET »
August 13, 2009
Plumbing + Electric + Roof
1.) How can I get to the FORUM HISTORY?
2.) How much is nowadays the total plumbing ( repiping + new drains ) of a typical 4-floor brownstone ( 3200SQF)
3.) How much is the new electric of a 800 SQF unit?
4.) How much is a new roof/SQF typically?
Thanks everybody.
Comments
1. Google Brownstoner and whatever you are looking for.
2. No clue. $80,000? That is prob an underestimate and does not include wall repair.
3. I've heard quotes of approx $3,000 per floor (eg 800 sqft) plus $3,000 for the box, if you are converting that.
4. A roof on a brownstone is cheap. About $3,000 to $5,000.
Posted by: mopar at August 13, 2009 10:14 PM
get a contractor to look at the job..you an idiot to believe that you can get even a ballpark quote this way
Posted by: eman1234 at August 13, 2009 11:46 PM
Just curious, mopar. Do you even own or manage a building, or had any one of these repairs made to a building you owned or managed? (I'm not talking what you've heard or read, I'm talking actual completed repairs to actual buildings anywhere in Brooklyn.) Brownstone roofs cheap? For exactly what scope of work? Do you just throw this stuff out and wait to see what sticks?
Posted by: vinca at August 14, 2009 12:30 AM
Just type in the topic at the top right side of the forum page & then click search - I've found everything there. You can use a relevant word or a category.
Posted by: Arkady at August 14, 2009 9:52 AM
Vinca, I used to own a coop and we are closing on a house next week. I have had electrical and plumbing work done. I have not replaced a roof.
Maybe it $5,000 per floor for the electrical? I can't remember.
I believe the OP is just looking for a general, ballpark idea. If you paid more, I am sure he would love to hear about it.
Posted by: mopar at August 14, 2009 11:49 AM
Mopar, thanks for confirming: you don't own or manage a building, you've never owned or managed a building, and you've never actually done the work you're ballparking. Anyone who's had this work done knows there's no such thing as "typical." Would love to hear how much you've paid for work you've actually undertaken. And sorry, but as someone who sneers at 17' houses, calls roof replacements cheap, and is unphased by the difference between $3,000 and $5,000, you're hardly qualified to play the righteous frugal-reality card.
Posted by: vinca at August 14, 2009 12:12 PM
Vinca, I've always enjoyed your posts and found them very helpful. I'm not sure why you're upset at me. I'm sorry if I said something offensive. I think you might be reading something into my posts that wasn't intended.
Posted by: mopar at August 14, 2009 12:59 PM
Vinca,
love to hear some estimates of similar renov as in the OP's post. I've been getting some wide ranging quotes from contractors I bring along to see some fixer ppties. As an example, brownstone roof:
- $5k if simply laying another layer onto existing roof
- 25k+ if removing existing layers of roofing then lay new roof plus corresponding ceiling repairs in top flr that might've gotten some leaky roof repairs
Posted by: more4less at August 14, 2009 1:41 PM
Mopar: I try to supply useful information. When the information is too extensive
or complicated to distill, I try to provide links. No matter how helpful this forum, I've learned from experience how important it is for an owner to research and understand the work involved in their repair and renovation as the basis for evaluating bids, rather than just collecting data/recommendations from others.
I'd hate to post a query and wind up considering or incorporating "data" that's been ballparked out of thin air. That's how your first post communicates to me.
M4L: Had two roofs torn off and replaced as part of a job with a significantly larger scope, including DOB and LPC permits. Job total: $70,000 range. Roof total closer to your second number. Are our roof sizes/conditions similar?...who knows? Suggest you use two different contractors for exterior and interior repairs.
Posted by: vinca at August 14, 2009 2:05 PM
M4L: A little more—we approached our roofwork with the hope of repairs and not tear-off. It quickly became apparent that the existing roof already had FIVE layers. At this point, I am not of the opinion that a new layer alone will solve most problems with leaks. The total load is also a concern. I am not sure that citation below is current, and do not have time to look for NYC code:
Section R907.3 of the NY State Residential Code—New roof coverings shall NOT be installed without first removing existing roof coverings where any of the following conditions occur: 1) Where the existing roof or roof covering is water-soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing. 2) Where the existing roof covering is wood shake, slate, clay, cement or asbestos cement tile. 3) Where the existing roof has two or more applications of any type of roof covering.
Posted by: vinca at August 14, 2009 2:54 PM
$3-5k for a brownstone roof is generally just for re-sealing (putting on that somewhat reflective silver coating) not for a "new" roof.
I haven't replaced my roof yet, and my folks haven't done one in years, but if memory serves it was in the $25k range when last it was done (old stuff torn up, completely new surface, etc 25ft wide, 50ft deep).
As for electrical, you'll really need to consult an electrician. It is going to vary depending on what your existing system is, what you are upgrading to, how many outlets, how many walls need to be cut in to/replaced, etc, etc, etc.
Plumbing is similar, are all the kitchens/bathrooms on the same line? If so you're basically running 1 new set of pipes, but if you have varying locations and you'll be pulling pipes across the building it'll cost more.
Posted by: christopher at August 14, 2009 2:58 PM
Christopher's right about the elec. Price will be per circuit and then per outlet (how many outlets, how many light fixtures, hard-wired alarms, appliances, doorbells, etc.). Price per will vary based upon how much wall will be open and how many fancy things you are doing (3-way switrches, etc,).
Posted by: slopefarm at August 14, 2009 3:45 PM
I've been researching all these questions because I have them too. For the electrical, I've spoken to three friends in my neighborhood who've done it, and had a contractor and an electrician in to the house to look at it. I guess I should take more time and care with my posts.
Posted by: mopar at August 14, 2009 3:52 PM
Mopar, glad you're going first (as far as a big renov) cause now I can ask you tons of questions at the gatherings - to gauge if a handyman special is worth the hassle
Posted by: more4less at August 14, 2009 4:16 PM
M4L, we're actually trying to do as little as possible -- not really a big renovation. I hope it doesn't accidentally turn into what Slopefarm went through. Did you hear what happened to him!?
I admire your negotiating strategies and would love to hear more about that.
Posted by: mopar at August 14, 2009 5:09 PM
Anyway, Vinca, why are you calling me self-righteous and sneering? It's upsetting and bewildering.
I have googled my comments about 17-inch-wide houses. They seem quite innocuous.
Posted by: mopar at August 14, 2009 9:08 PM
"I have googled my comments about 17-inch-wide houses. They seem quite innocuous. "
They would be Mopar. It's the ones about 17 FOOT wide houses that are the problem :-)
Posted by: denton at August 15, 2009 12:05 PM
let me clear the air for all, plumber charges by each fixture such as, toilet, sink, tub and ect. which going rate is bout 2-3k per fixture (nyc lic plumber). that does not include finishes such as tiles, and hardware. Roofers charge bout $25-55 per sq feet depends on what type of roof. Electrician charges about $100-200(union rate) per outlet, switches, fixture, data, voice and ect. Panel box are separate and amount of linear feet for bx. re gut 1 floor to include floors, walls, elect, kitchen, bathroom and ect is about $80k-150k depends on finishes. low end will be industry standards, and 150k will be high end with ton of mill work. According to rs means, is about $180-300 per sq ft of construction. (existing blgd)
Posted by: bblamchops at August 15, 2009 2:44 PM
Oh my, very funny, Denton. Well, I hope no one on this site would be caught dead in a 17-inch-wide house!
Posted by: mopar at August 16, 2009 10:51 AM
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