A big wild card is the DOB and LPC (if applicable to your property). Sometimes approvals just sail through, and other times you will be held up far longer than is usual or than you expected. How long the actual construction takes depends quite a bit on how extensive and ambitious your renovation is. If you can, it is always better for your own mental health to try not to be quick about these things.

ThinkC
www.think-construction.com

Posted by: ThinkC at November 10, 2009 2:47 PM in response to 2 Floor Gut Reno - How Long?

GuyWithAHouse is correct: be sure to install cork on a very, very solid and smooth subfloor or the cork will not look good for long.

ThinkC
www.think-construction.com

Posted by: ThinkC at October 26, 2009 7:03 PM in response to Kitchen Floors

It is hard to armchair quotes like this, but it sounds within bounds of a reasonable cost. Of course you could find cheaper, and certainly more expensive, too. But I would recommend not letting price be your sole guide when choosing a contractor, or any sub. Quality, reliability, honesty, and follow-through-itiveness (er, yeah, don't look that one up in the dictionary), and good communication skills are just as important.

ThinkC
www.think-construction.com

Posted by: ThinkC at October 26, 2009 6:46 PM in response to Bathroom Quote

Peel Away (http://www.dumondchemicals.com/index.html) makes several products that work quite well.

ThinkC
www.think-construction.com

Posted by: ThinkC at October 26, 2009 4:34 PM in response to Removing Paint from Brick Wall

As a contractor, I would say the lower prices quoted here are probably not realistic for quality work once you add everything in, from permits to finishes. I recommend hiring an architect, getting your plans done, and bidding out the work for a true idea of total costs. Another idea is to enlist a contractor to perform pre-construction services for you: Not all architects are as cost-aware as others when it comes to designing, or they don't want to reign in enthusiastic clients with realistic figures. A contractor on-board can cost out your project as it is designed, and help find ways to make adjustments that will save money while attaining a client's design desires. Just an idea.

Tim
www.think-construction.com

Posted by: ThinkC at October 23, 2009 7:15 PM in response to Cost for Adding Extension?

We use Franklin Hardwoods for my company's floor work. They do absolutely top quality work at reasonable prices. They are based in CT but do all of our Brooklyn and Manhattan projects. Ask for Drew and tell him Tim at Think Construction recommended him.

Posted by: ThinkC at August 26, 2009 4:19 PM in response to Varrazano Flooring

As a contractor, I would agree with the advice to hire a good architect to help plan the project to your budget. That's essential for 95 percent of owners, those who do not have either the experience or wherewithal to manage it themselves, or who do not have an exceptional or personal relationship with the contractor to see them through the process. However, for all the flack contractor's get for "poor performance," just remember that there are unqualified or poor architects out there as well. A bad or inexperienced architect can just as easily lead to massive cost overruns, disputes, and dashed hopes as a lame contractor can. Choose your architect--and your contractor--with care.

Posted by: ThinkC at February 25, 2009 5:00 PM in response to Pricing for Townhouse Renovation?

I live on this block. House is cute. VERY small. Those wide angle pics the rooms look bigger than they are, I think. And yes, there is a legal curb cut there, always has been. Sometimes the owners don't feel like pulling in (it is a tight fit) and just use their always-open curb cut spot to park in....

Posted by: ThinkC at February 10, 2009 2:53 PM in response to House of the Day: 296 Degraw Street

To add the contractor's perspective, I agree with all the points made here. Our construction company has done many townhouse renovations, with and without an architect's detailed plans. We MUCH prefer working with a complete set for all the reasons articulated here--it provides a road map for the builder, owner and designer to together navigate a sometimes complex journey so that it ends happily for all.

That said, the right owner can work with a good builder to handle a renovation without an architect. But it does require a lot more of both the owner and contractor. If both parties are willing to do the extra work--and as mentioned here, the extra work is considerable--and they know what they are getting into and have a good working relationship, it certainly can be done.

One quick note: $300k sounds very low for a gut reno of a entire 3000 sq ft brownstone. But a lot will depend on what you want and the finishes chosen, etc.

ThinkC

Posted by: ThinkC at February 4, 2009 9:25 AM in response to The Need for Construction Plans?

perfect spot for my comment,

youve got all the reasons needed to hire the right architect for your needs. its like going to a pet shop to spend 300k on a fish tank and thinking you can pick out a bunch of stuff and throw it together and it will work. you need the guy who knows what fish can live together and what size filter will sustain them.

My comment is this: after hiring an architect, you should hire your own expediter directly paid by you. im writing an article on the subject and my short advice is that if you hire the expediter you dont get the excuses that 2ND CENTS got from his/her architect. you control the process you know exactly where things stand because the expediter works for you!

i can say its kinda like letting the bank hire your closing lawyer. you want to get the real story all through the process. In your case Scott is going to hire an expediter, mark up the fee, and tell him or her what to tell you! thats if you ever get to talk to the expediter at all!

also when you say 5k to file the permits it says you dont have the whole process covered. you need him to go all the way to signing the job off before he gets all the payment. i can tell you stories about the many "clean-up" jobs i am asked to do that stem from focusing on getting to the permit by any means neccessary, causing un-fixable problems at inspection and sign off time.

last tidbit, when your contractor builds something different from what is on the DOB drawings, you will have to ammend the plans filed. make sure that is encompassed in the 5k. if so 5k is not alot

Posted by: dexpediter at April 20, 2009 8:09 PM in response to The Need for Construction Plans?

I usually use really cheap Chinese guys for my rentals. The do a passable job only charge $1.25 per square foot. Go down to Chinatown and ask around. . .

Posted by: IronBalls at August 26, 2009 8:39 PM in response to Varrazano Flooring

Or get a quote from New York Flooring. They're not cheap, but they are very well trained.

Posted by: IronBalls at August 26, 2009 8:44 PM in response to Varrazano Flooring

IB - this is for a co-op we own so while I would NEVER say that cost is not a factor - the most important thing would be quality and life cycle of the work. We would not want to have to do additional work (unless we caused damage ourselves) down the road when we went to sell.

Posted by: beatgirl at August 27, 2009 3:46 PM in response to Varrazano Flooring

I have used Verrazano twice. I agree with the poster who says that the crew is what determines quality. Both times I have used them for refinishing a floor in a rental apartment (I own a three family) and the actual job has been fine. I don't think that I would use them in my own part of the house as there does not seem to be much quality control. You are left inspecting the job yourself.

V also is like a utility company. I had to take off work twice last week for them to come do the tenant's floor. Both times V promised to be on site within a two hour window in the morning. Both times they came at the end of the day, causing me considerable anxiety as the job had to be done in three day window before the new tenant moved in.

Posted by: jfacciol at September 6, 2009 8:26 AM in response to Varrazano Flooring

No way peel away will leave the wall clean without power washing afterwards. Peel away works best on wood, worst on brick. It always leaves residue and blotches that have to be power washed off.

Posted by: Minard Lafever at October 26, 2009 7:24 PM in response to Removing Paint from Brick Wall

thanks all for the comments. the unit is in a brownstone, and the other side of the wall is outside, the building is on a corner so there is no adjoining building. i'm likely planning to renovate the kitchen and there would be at least a few weeks in between closing and moving-in, i guess if (again, i haven't bought the place yet) the time comes, i'll reach out to some of the people you suggested, thanks again.

Posted by: fishermb at October 26, 2009 7:27 PM in response to Removing Paint from Brick Wall

This is selling me on cork.....my contractor assured me floors will be nice sub-floor w/ 1/4" base? But I will read him this. Can't wait to go see the flooring, thanks Tinarina for the Aronson recommend. Thanks for all the responses as well.

Posted by: sogo at October 26, 2009 7:28 PM in response to Kitchen Floors

Minard is right - PeelAway (and most other chemicals) require power washing to get out the good in the nooks and crannies. It can be done, but you need a good containment system to catch the run off (before it goes downstairs!) and dispose of it.

Posted by: WBer at October 26, 2009 9:46 PM in response to Removing Paint from Brick Wall

Cheap labor, wire brush, scraper, and water. PeelAway on the really tough spots. When you're finished spray on a couple coats of Thompson Water Sealer or a similar no shine product.

I've had it done dozens of times. Usually you only have to spot point the biggest holes afterwards.

I suggest doing the work before you move in. It creates lots of dust that you don't want all over your stuff.

Posted by: IronBalls at October 26, 2009 10:13 PM in response to Removing Paint from Brick Wall