GC? Architect? What to do...
I am the proud new owner of a 4 story, 3 family Bed-Stuy Brownstone and it needs a bit of work. Electric and Plumbing need to be upgraded and I’d like to get the top floor apartment ready for tenants first. Should I get an Architect or General contractor first. Also, I’ve gotten some widely varying quotes…
I am the proud new owner of a 4 story, 3 family Bed-Stuy Brownstone and it needs a bit of work. Electric and Plumbing need to be upgraded and I’d like to get the top floor apartment ready for tenants first. Should I get an Architect or General contractor first. Also, I’ve gotten some widely varying quotes from contractors from $10K to $50K for the top floor alone. And these contractors claim to have electricians working with them. Should I go with one contractor and let him hire the electrician/plumber etc. or hire individually. Obvioulsy, money IS an object.
Any advice will be welcome
We are also the proud owners of a 4-story brownstone in Stuy Heights and we needed upgrading of plumbing and electrical. We have been hiring people on our own with recommendations from friends. If you are the GC and hiring people, I believe it is cheaper. No mark up, and you are the one getting quotes and calling people back and doing that sort of office work. We started out speaking to our GC who we used in Manhattan for our apartment that we sold, but his plumbers were so incredibly expensive we had to find someone else. I would suggest Brooklyn/Queens plumbers and electricians who come recommended.
I’d love to see your place. I’m on Putnam btw Marcus Garvey and Throop. Building is 18 1/2 x 45
My fiancee and I just bought the same setup on beautiful Macon (between Throop and Marcus Garvey). We designed the layouts ourselves using vectorworks. The options in these old beauties are limited and simmply require some creative problem solving, so I didnt want to spend extra money on an architect. I’d be happy to show you what we did and talk to you about our GC, who we are very happy with so far. Also, our 3rd and fourth floor rentals are currently in blank slate condition so if you are interested I can show you around as well. Let me know.
What are the dimensions of the building?
When you file with the DOB, you are making improvements on your home and the appraised value of the home goes up and so your taxes go up.
Thanks LG!
I’m going to three open houses this week, and I think I’m going to have my Gut the top floor so I can just see the “blank sheet of paper”
Great idea.
Congrats on your new home!
On the contractor/subcontractor issue — keep in mind that the subcontractors and suppliers give your GC a better rate than they give you, so it could work out to be the same amount of money out of your pocket.
On the space planning — go to a few open houses for comparison — there only seems to be about 5 variations of floor plan for brownstones in B’klyn.
After looking at lots of places, I saw a gutted floor. SNAP! Light bulb on! An empty space really helped me see big picture possibilities.
But if that kind of imagining isn’t your strong suit, get a pro.
Good luck to you.
Thanks for that bit of advice. I’m not forced to move in myself right away, but I do want to have the top apartment ready as soon as possible. My toughest issue is coming up with a design for the top apartment. 2 bedrooms. I don’t want to have that usual brownstone with 1 normal bedroom and the 2nd a large closet posing as a bedroom. If anyone has a layout idea, I’d love to hear it.
I meant, I haven’t heard of it happening to anyone in such a case. Any counterexample?