recommendations on mix of renovation projects
Looking for recommendations on how to approach a mix of projects on a recently purchased brownstone. As well as a bunch of little stuff, we want to: – Renovate two kitchens, including removing a wall – Run gas lines up four floors from basement for gas stoves – Build a deck off the parlor floor…
Looking for recommendations on how to approach a mix of projects on a recently purchased brownstone. As well as a bunch of little stuff, we want to:
– Renovate two kitchens, including removing a wall
– Run gas lines up four floors from basement for gas stoves
– Build a deck off the parlor floor and convert a window into a door to reach the deck
– Build a roof deck with a new staircase leading to it
To initiate something like this, is it best to call an architect or a contractor, or both? Is it better to get one company to do the decks & entries to them, and another to do the kitchens? Or is it advisable to have one contractor or architect manage the lot?
Also, any recommendations for these jobs?
Its best to bring an architect on at the beginning, because there is often such a complicated mix of “if-then’s”, meaning, if you do this, then you should do that, etc. Once you have all the information about how everything relates logistically, then you might come up with a different scope of work. From their you can decide how best to split it into packages of work. I have recently been through the same thing with my own home and I’m not sure I would have done it quite the same way if I had to do it again. I would be happy to share my thoughts if you would care to call, at 347 623 5887.
Just a different opinion. As a long time brownstone owner, I would not do all projects at same time. If house is un-inhabitable, then disregard this advice.
I would break projects into smaller, bite-size pieces, hopefully completed by a competent sub directly, without “Imperial Complications”.
This would work for deck out of parlor, which is a small masonry to a good mason (try Dom at Valorosa) and ironwork deck try (Tony at A&J).
I question the gas lines for stoves. I give away gas for stoves, it is cheaper to pay the whole tab than get four lines run with four green cards. Get a licensed plumber to run one gas line with taps (try John at Sallustio). I hate to give up the good trades, now they’ll be too busy when I need them!
bruce@jerseydata.net
I agree with the last 3 replies…to a point. Get a good architect, and a qualified GC for your kitchens. For your decks, you should go to someone that specializes in decks…that would be me.
steve
I agree you should retain an architect,
considering the scope of this. You should contact somebody who in addition to being well referred will complete the drawings and procure the Landmark permit ( should you need one) in a timely fashion.
I am a General Contractor, currently renovating a 4 Floor ( single occupancy) brownstone on 36TH and Park Ave in Manhattan, and somewhat closer
a Limestone 4 floor on 10TH St in Brooklyn.
I would appreciate an opportunity to be included in the architect’s bid package for your project.
Should you need an architect referral, I would be glad to provide one also.
I would be happy to answer any questions regarding the scope and nature of my work, or any other questions for that matter, at —————JohnBFitzgerald@aol.com
Sincerely, John Fitzgerald.
Hire your architect first, have drawings approved by Building Dept. and Landmarks (if applicable), bid the job to a GC. Your architect will work with a structural engineer to make drawings for your two decks. A good GC can handle building the decks; don’t split up the work. Up to you if you prefer to pay the architect a fee to oversee the GC’s work or deal with the GC directly. In my opinion & experience, purchasing cabinets, counters,fixtures, appliances, whatever directly rather than thru the GC really doesn’t really save much money (GC marks up for his time & effort, but also gets a better price than you so end result is about the same), but now it is your headache to coordinate and yell at the suppliers for late and wrong deliveries. Hire a reliable, professional contractor and let them do what they do for a living.
I used one general contractor plus an architect for my brownstone job. My contractor handled all the plumbing (including gas lines) – two kitchens (one for my parlor apt and one for garden rental apt) and 2 new bathrooms. He hired a subcontractor to do all the electrical and he built my deck (from the parlor floor) and fence in my backyard. Only outside vendors I used seperately on my own was a granite company for my counters and a glass company for my shower door in the parlor floor.
Here is a short rundown of steps I took:
Called in architect who took measurements then produced plans of the existing floors (garden, parlor, etc). Then we ran through my ideas and his suggestions for kitchen placement and bathroom. Another set of plans were then produced. Finally I had my GC (AllRenovation) do a run-thru with my architect, making sure they both agreed on specifics and to finalize my GC quote before they started demolition. My architect then came by periodically but my GC handled everything from that point on.
Here is a list of all the companies I used, they were ALL excellent!
1- AllRenovation (General Contractor)
http://www.allrenovation-ny.com / 718-351-4099
2- Alphonse Diaz (Architect)
718-554-1757
3- Wholesale Granite and Marble (ask for Christie)
718 -998-3636 / http://www.wholesalemarbleandgranite.com
4- Paradise Glass & Mirrors
718-765-0779
Hope this helps!
allan@seveneighteen.net
I Have hired M&M Construction Co. They are currently working on my house in prospect place. My projects are just like what you want to do and its now almost finished,except the deck work.and yea they do all kinds of job. and iam really satisfied.If you wish you may contact him at 917-454-8756.
I hired an architect first, then a GC. GC contracted with plumber and electrician. They did the work. exceptions: kitchen counter and cabinets ordered directly. Seperate guy I hired built deck, since most GCs don’t do exterior work.