Brownstone Renovation
I potentially may renovate a single family 3 floor brownstone (2,430sf) — I am in the beginning stages of research and hoping you can offer advice on an architect or GC who can handle the job. Do I need to hire an architect or could a good GC handle this? At this point I am…
I potentially may renovate a single family 3 floor brownstone (2,430sf) — I am in the beginning stages of research and hoping you can offer advice on an architect or GC who can handle the job. Do I need to hire an architect or could a good GC handle this? At this point I am considering a gut renovation — saving only the floors (parlor and 2nd floor) as well as the staircase. Everything else needs to be ripped out and replaced. Also, any advice on a realistic budget range?
I’m fascintated by the heavy “need for gut renovating”. I grew up in a brownstone. My dad was pretty handy, but through all the years, gutting was never a problem. He dealt with issues on an as-needed basis. The result: the majority of decorative plaster work is still there, the floors are worn, but still there, the pipes were worked on as needed.
Why must you gut renovate? Is it a house in total disrepair?
Just curious.
Sure, architect are expensive, but usually we’re worth it. Putting aside times when an architect is required, here are great reasons to hire one:
1. We interpret what you want, put a brake on what isn’t going to work, and translate all of this into drawings that you can bid out. We have experience with what works and what doesn’t work as well, much of this hard-earned. We can come up with stuff you didn’t know you’d want, but love.
2. We safegaurd these decisions made during construction. We make good GCs better by letting them do their thing (scheduling and construction unburdened by having to design at the same time), and guard against substandard, sloppy and non-conforming work from less-good GCs or their subs.
3. We’re fiduciaries for the client. The client’s interests, generally, are our own. This includes managing costs, suggesting alternatives, phasing, and helping to refine one’s thinking on what is a bang for the buck in renovation, and what isn’t.
–an architect in Brooklyn
I am an architect with experience renovating rowhouses. You can call me if you would like some advice.
I would budget anywhere from $175-$350/sq.ft. construction cost for a gut renovation of this type.
Alden M.
718 383 1947
I am an architect with experience renovating rowhouses. You can call me if you would like some advice.
I would budget anywhere from $175-$350/sq.ft. construction cost for a gut renovation of this type.
Alden M.
718 383 1947
Architects are expensive but if you don’t know how you want the space laid out or if you’re making major structural changes you may need one. I recommend talking to a good, skilled GC first. If you need an architect he can recommend one. I worked on a large project with a very good one who I’ve recommended before. Andrew 917-584-7286. A good GC can guide you to the right people-interview a few and check references. I’ve done 2 renos with this one and he did a beautiful job on both. Best of luck. Susan
Posted by Susan at April 4, 2007 10:18 AM
If you know what you want, you can work with a bigger GC who will call in an architect and expiditer only when required — this is what I recommend, but only if you have a good idea of what you want. If you need help deciding what looks good, you want to hire your own architect.
You’ll also need an expediter, but at a much later stage. First, hire an architect. Talk to 3 or 4 before you chose one. Get proposals from them all. Be clear about your scope of work and your schedule.
Then, as the architect is preparing schematic drawings, if you know a GC, have them put some ballpark figures together. If it seems to high, scale back your design before the architect gets too far along.
Then when the drawings are nearing completion, file the job and bid the job to 3 or 4 GC’s.
Budget is anyone’s guess. It mostly depends on your finishes and any unknowns that the GC uncovers during demolition. Be safe though. Budget $500/sf. It seems crazy, I know. But be prepared for the unknown…
You will need both an architect and a GC.
Firstly an architect. The cost of the venture is hard to even ballpark , depends on your finishes etc, Call John at 917 886 9576 — he caters to this situation and is currently doing a large gut reno on a brownstone.