Anatomy of a Gut Reno
I see people here debate over the cost of a “gut reno” – here are my 3 cents – don’t have time to put together a spreadsheet. Assume 4 floors, single-family reno (combining several apartments), I’m giving you middle-of-the-range #s using general and not subcontractors. 1. Roof repair – 15k. 2. Replacement of circuit breakers…
I see people here debate over the cost of a “gut reno” – here are my 3 cents – don’t have time to put together a spreadsheet.
Assume 4 floors, single-family reno (combining several apartments), I’m giving you middle-of-the-range #s using general and not subcontractors.
1. Roof repair – 15k.
2. Replacement of circuit breakers & all wiring – 20k.
3. Plaster repair – 10k.
4. Plumbing (assuming major relocation & 3 bathrooms & 1 kitchen)
– 20k.
5. Forced air heat & central A/C (including air handlers, etc.) – 50k
6. Replacement of approx. 3000 sqft of flooring with $6/sqft hardwoord floors – 40k.
7. Painting – 20k.
8. Plumbing fixtures + vanities + tiles – 15k (mid-range)
9. Kitchen appliances + W/D – 10k (mid-range)
10. Kitchen cabs – 15k (mid-range, not Ikea but not Boffi/Poggenpohl)
11. New windows – 20k (which are the cheapest wood windows)
12. General Repair Slush Fund (people who have been through it, you know what I’m talking about) – 50k.
13. Lighting – too big a range to even talk about
That brings you close to 300k, without architect fees, expediter fees, and assuming no major structural/repair issues and assuming you know how to shop for bargains. Some of the figures may be more, some less, depending on how your contractor breaks out the #s.
4/6 @ 8:27: You’re funny. We need more humor on this site!
You’ve got to be kidding. $800/sq ft??? What are you building, a hovel? Everyone knows that you need at least $4,352.27/sq ft in Manhattan. Sheesh, the cost of an exorcist to expunge ghosts of lodgers past alone will set you back a few bob per sq foot.
Cost of a gut renovation in Manhattan is about $800 per sq. ft. I don’t know where you are getting these really cheap numbers from. I know it depends on the quality and craftsmanship, but if you are gutting your house, don’t you want it to be “better” than what you started with? How can you get that for $100-$200 per sq. ft.? The cost to do one bathroom can be $20,000, one kitchen could be $50,000. When you do a gut renovation, you really want to rip everything out. floors, joists, everything. Old buildings are very crooked and out of plumb. If you don’t rip it all down, you might as well just renovate room by room instead of gutting.
yes, but the walls were fairly “open” when
the work was done, since it was part of a larger
renovation. the price is higher when that’s not
the case. also, it doesn’t include the cost
of the electrian running power to the units,
or the plumber installing the condensation
lines. all of that was minimal.
OE: does that include running the ductwork,
and installation? Those #s sound great.
I got a 3 zone split system from Palone Bros
for 18.5k. For 2600 sf. They would of
added heat for an extra 5k, as I recall.
Later I spoke to AllHVAC, and they actually
seemed better. When bidding, I even got a bid
lower, at 17k I think.
Anon 323 – who are your A/C & heating contractors?
Does that 12-20k include condensers & air handlers? And if so, what sizes? Ditto painter.
1. Roof repair – 15k. (5-7k)
5. Forced air heat & central A/C (including air handlers, etc.) – 50k (12-20k)
6. Replacement of approx. 3000 sqft of flooring with $6/sqft hardwoord floors – 40k. (18-30k)
7. Painting – 20k. (7-10k)
8. Plumbing fixtures + vanities + tiles – 15k (mid-range) (? fixtures/vanitites should be included in plubming estimate..)
9. Kitchen appliances + W/D – 10k (mid-range)
10. Kitchen cabs – 15k (mid-range, not Ikea but not Boffi/Poggenpohl)
11. New windows – 20k (which are the cheapest wood windows) (400 each window)
12. General Repair Slush Fund (people who have been through it, you know what I’m talking about) – 50k.
13. Lighting – too big a range to even talk about
I find a lot of numbers to be off..I corrected them to my estimates..
Original Poster: I totally agree with you, Anon
6:07. I’m just posting some numbers with a
more specific breakdown than people have
been giving on Bstoner forum, just for comparison
sakes.