Square Footage Renovation Cost
I’m in the process of renovating 2,400 square feet of a 1905 brick row house. I’ve been informed that some or possibly most contractors figure out an estimate based on the square footage of the location. If this is so what is the average or range of cost per square foot? Also if any one…
I’m in the process of renovating 2,400 square feet of a 1905 brick row house. I’ve been informed that some or possibly most contractors figure out an estimate based on the square footage of the location. If this is so what is the average or range of cost per square foot?
Also if any one could provide me with contractor referrals that would be great?
Thanks!
I’m not sure how many “contractors” will let you meet (and pay) all subcontractors separately, and definitely only if you find them yourself. (He’s not just going to hand over his rolodex of names, just like a store isn’t going to just tell you that their wholesaler is down the street and they can get the same product for 50% off.) I know our contractor has plumber, elec., and so on who he has worked with for years and trusts. Yes, in the middle of a project if something unexpected comes up he may recommend someone we can bring in and pay directly ourselves, but in general I don’t think a typical contractor will allow you to farm out all subs, at least if you expect him to organize the work flow to make sure things get done on time and to stand behind the project as a whole (which, in my mind, is the whole point of using a contractor).
I totally agree with OE-from-WT. That’s a very reasonable breakdown of figures using licensed people with insurance.
I think contractors come up with prices based on the total amount of hours of work involved, which usually happens to be a function of the size of the space. But it also depends on things like: how many bathrooms and kitchens are you putting in? Moving walls? etc. Also, is the GC going to give you an all-in price that includes the subcontractors (plumber, etc) and the materials?
If you can, I’d recommend trying to get prices that don’t include materials (tell him you will reimb for materials, based on reciepts) and don’t include the sub-contractors (you can meet with them directly to negotiate a price).
Anyway, when thinking of a renovation, I like to think in terms of the major systems which you may/may-not be renovating:
e.g.
plumbing: full replumbing will be bet. 25-35k.
electrical: major upgrades 20-30k
A/C: 15-25k
kitchen: 25k each (basic)
bathroom: 8k each (basic)
moving walls, building closets, repair plaster, painting, etc. say 20k per floor
deck: 15k
architect, filings: 25k
lights, W/D, other materials: 10k
this is probably a bit optimistic, but you can see how things add up…. about 240k in this example for a typical 3 story.
brownstoneproud, no one is saying you overpaid. It’s just that the original poster didn’t specify exactly what he/she would be doing, so to blanket say sq ft price is minimum $200 may be misleading. You obviously did a very extensive reno (road closures, moving boilers), involving things that I imagine many people will not have to deal with. But you’re right that it’s good for us to say more specifically not only what cost was but what was done for that amount.
Chandru: You just answered your question as to why my figures are higher.
a) You used handymen types – I am not. I can’t afford any slipups, I need insurance (I live in a litigious area), and I need some kind of oversight as to the whole project, not just people coming in to do parts of projects…
b) It doesn’t sound like you moved plumbing, added a new plumbing stack or are doing zoned central A/C or heat. Significantly enlarging bathrooms, adding ventilation.
c) Electricals – we are doing them.
d) Restoration of floors by moving good bits to replace rotten parts and purchase of “vintage wood” to match.
e Deck, converting windows to doors.
f) And we have an architect, permits, expediters, etc. etc. road closure to move boilers, etc.
140k per floor, ALL in is very reasonable for what I’m doing.
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I don’t understand these high fiugures, unless the demolition phase is Very Expensive. My experiences: Redo floor level apartment: build new kitchen with new appliances, new plumbing/gas, build 2 closets, enclose a small “office” area, floor refinish, replace toilet/sink and redo shower pan, and paint all: about 45k. While there was no electrical and structural, this was reasonably major, and a far cry from 140k/floor. It’s not high end, but the high rent we get suggests it was adequate. We recently redid our II floor, all trim and 6 doors replaced, bath tiling and non-plumbing fixtures replaced, floors, for about 40k. Again, not high end, but not Home Depot either. Trim styled as original, wood doors, glass knobs, etc. We used handymen types, difficult to find but worth the savings.
Yes, agree, definitely depends on what you mean by renovation – can involve so many different things. Also agree that it’s never done – the work or the spending. For the OP, basically, whatever you have you’ll spend and then quite a bit more!
Anon 10:17 again – plus costs for conversion to 2-family… And costs again for not living there while reno is taking place, and let’s see – another 10k minimum to restore the facade, and if I had another 30k, replacement of all windows with wood ones. Oh, and new front door.
Anon 10:17 here – It depends on what you mean by renovation – if you’re just replacing a kitchen or bathroom, then your numbers are right. But, take our brownstone for example. Each floor needs relocation of plumbing for the bathrooms (would all bathrooms in middle instead of back). Plumbing + patching up the plaster -> at least 20k. That’s 3 floors of work. Then, we’re doing zoned central A/C and heating (more plumbing + patching up of plaster & walls). Our floors cannot just be sanded – some boards have to be carefully replaced while some rooms need new floors. There’s significant demolition (conversion of 4 family to 2), then things like fixing the moulding because of new walls. Oh, and putting a laundry room and bringing up gas a couple of floors. Building a deck.
This is what I meant by costs/floor.. 140k per floor is not crazy at all. It’s not just new bathrooms & kitchens.