Brownstone renovation costs - why $100k per floor?
I have seen quotes on here several times that as a ballpark figure, you can budget for $100k per floor (not including kitchens and baths). Can anyone break that down for me? I’m having trouble figuring out how it comes to $100k per floor MINUS the kitchens and baths. Based on rough quotes I’ve been…
I have seen quotes on here several times that as a ballpark figure, you can budget for $100k per floor (not including kitchens and baths).
Can anyone break that down for me? I’m having trouble figuring out how it comes to $100k per floor MINUS the kitchens and baths.
Based on rough quotes I’ve been given from contractors, it seems that these are the main components:
-$15-20k electric + plumbing
-$15k new floors (if we go with pre-fab floors on a roughly 900sq ft place)
-$15-20k new interior walls and doors
Even being generous, that doesn’t come close to $100k. Where am I off in my estimates, or what else am I missing?
Thank you!
Just adding onto this thread – what is a reasonable architect’s rate for a brownstone renovation and what are expediter fees?
in addition to the contractor’s fees (mentioned above), which should run around 15-20%, don’t forget you’re also going to need an architect’s services and an expediter to file with the DOB. it adds up.
To- 2:15am
When a contractor accepts the job for a specific price.
He should stick to it.
In my experience, contractors are inefficient and rotten business people.
They overload the client with useless supplies, etc.
They make mistakes in math all the time (miscalculating measurements, quantity, etc.) and are wasteful on top of everything else.
The biggie is they don’t know how to manage their money which is why their subcontractor don’t get paid sometimes.
Learn math or get a calculator and learn how to shop!
The client is paying for all the inefficienies in the construction.
The worst part is they get free leftover material from the client to start this nightmare all over with somebody else.
It is called tap dancing through your wallet.
Depends on the quality of work you want remember the old saying you get what you pay for? Maybe that is why you see alot of people on this site whining about how some contractor screwed them. What do you expect when you take the low bid from unlicensed uninsured newbie contractors, beat the guy up on the price, expect him to include for free additional work that you find needs to be done? You get a guy who figures if im not making any money why should I stay?
Many brownstones are 700 square feet per floor (20×35) so 11:29’s 1400 is twice size of common brownstone.
“When i did my renevation I called Christopher John Electrical and the deal with both these companies and they get the job done ”
ok. you posted this same thing in another thread.
but it doesn’t really make sense in this thread.
you are obviously affiliated with this company.
We spent $140K to gut renovate a duplex ($120 to contractor (which included kitchen cabinets), $20 for all new appliances, tiles, fixtures, bathtub, etc.). It was a mid-range reno – high end Home Depot fixtures but not fancy designer fixtures. It was a complete redo of 2 bedrooms, 2.5 baths, moved walls, plumbing, electric, new floors, etc. One thing that might have made a difference was that the building was post-war, not old brownstone. However, nothing had been touched in over 25 years.
I think you should get quotes from diffrent companies and get a company that deals with Con-Ed and the building depatment to make sure everything is up to code. When i did my renevation I called Christopher John Electrical and the deal with both these companies and they get the job done
some additional perspective from a contractor..
100k per floor to me means, 20-30k for overhead/profit right off the top (standard rate/fee). The remaining 70-80k will demo/cart away throughout, buy material, frame, insulate, rock, tape, prime/paint, mechanical, woodwork (window/door surround, baseboard, etc), and ultimately finish the project. Hi-end anything will add to the cost.
Is 100k low/fair/high..all depends on the project and schedule.