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September 4, 2009
Expensive Estimate?
I am closing on a small 3 family. 1) I would like to have an extension on the first floor so it will become a one bedroom instead of a studio. the extension size will be around 400-500 sf. 2) I will put a stucco facade on the two other floors. That is it. I got a bid for 30K. what do you think?
Thank you.
Comments
400-500SF seems awfully long (almost half the length of most Brooklyn houses).. thats about 20x25.. are you sure the extension is allowed by code?
We got a quote for ~$120K to have our house extended.. but thats just a 2 stories 20x15 extension.
Posted by: namahs at September 4, 2009 9:29 AM
Expensive? You can't be serious. If this includes a foundation I don't believe it can be built to code and filed for $60 a foot. If it works out please post the contractors name, I have a lot of work for him.
Posted by: edifice rex at September 4, 2009 10:57 AM
I think that's cheap
Posted by: doldrums at September 4, 2009 11:58 AM
Cheap,even by my standards
Posted by: cmu at September 4, 2009 12:07 PM
Really cheap
Posted by: superlawyer at September 4, 2009 12:13 PM
I agree... so cheap it doesn't sound like a real price. More like something to get them in the door and then they will just keep giving you change order after change order after change order.
Posted by: myrtleandwashingtonave at September 4, 2009 12:16 PM
CHEAP. Can't be right. Also sounds like a deep addition, just to go from a studio to one bedroom.
Posted by: cottontop at September 4, 2009 1:05 PM
I agree with other posters. This does not sound like a real price,or the contractor is not counting on pouring foundation, supporting the addition with structure, finishing out the inside, etc etc. either that or they have the change orders lined up already.
Plus if it's a 3 family it is considered a multiple dwelling unit and subject to the MDL laws (more headaches an requirements your contractor probably has not considered). I suppose the contractor also said that you do not need to file for a permit for this kind of work too...
Posted by: jelly donut at September 4, 2009 1:11 PM
The qoute is unrealistic. The $120K referenced by another poster will be closer to reality (including soft costs such as architect etc.
Posted by: Boerum Hill at September 4, 2009 2:28 PM
Too cheap and not at all realistic. The cost for the shell on a 17x22 addition was $40,000. Add architect's fees $5,000, electrician $11,000, heat $8,000, ac $6,000, floors $8,000, insulation, walls, skimcoat and paint $6,000, custom sliding doors $8,000, skylights $1,800. Granted some of the costs were for the whole place, not just the addition because we had to bring other aspects up to code, but that it typical.
Posted by: Maly at September 4, 2009 5:42 PM
Does $30K include permits? Are you even legally allowed to build a 20 foot extension?
Posted by: serpentor at September 4, 2009 5:49 PM
impossibly low for a filed and insured job....what does your architect say about the bid...dont tell me that you havent consulted an architect..there is no way that you will get away with an unfiled job in this day and age...not to mention getting screwed when you go to sell the house and are confronted with lack of plans filed w/ the dept of building... you might get it done for 105g on a lucky day but im dubious
Posted by: eman1234 at September 4, 2009 7:48 PM
consult an architect first...jim hill posts on the boards and seems knowledgeable about this stuff... never met him, never worked him, recommend him based on his posts... contact info below
Jim Hill, RA, LEED AP
Urban Pioneering Architecture
jim(at)urban-pioneering(dot)com
www(dot)urban-pioneering(dot)com
Posted by: eman1234 at September 4, 2009 7:54 PM
I think I made a big mistake with the numbers- I do apologize.
I am doing a very small extension which will only add a bedroom.. more like half a bedroom.
We are going to build 5 ft out and about 10ft wide.... I gave you guys the cubic sf.... sorry.
Is this price seems expensive now?
Posted by: Williams at September 4, 2009 8:32 PM
now it seems ems pricey at $600/sf..albeit the foundation increases the sf cost..should be half that
Posted by: eman1234 at September 4, 2009 8:37 PM
The problem is the the estimate may say $30,000, and the final bill could say $60,000. There seems to be a large number of contractors in Brooklyn who bid really low to get the job, but have contract writing that allows them to add, and add, and add...until you finally get to the real price of the job, that an honest contractor gave to the client way back when. Work cost money, its that simple.
Posted by: Old City Construction at September 4, 2009 10:24 PM
look.. a 5x10 single story extension seems hardly worth the effort. an architect will want $5,000 just to draft drawings and file the project. you're already at $100/sf before anyone comes in and performs any work.... I wouldn't be surprised if it costs even more than $600/sf in the end.
Posted by: zberlin at September 13, 2009 1:23 PM
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