Gut Reno on Shell, Saving Facade
Looking for some general numbers ($/sf if possible) on doing a major renovation of a shell structure where the facade is to be saved, but everything inside is kaput. This is a small 3-story semi-attached building that still has a nice limestone facade, but literally all the floors, joists, walls, everything inside has collapsed. I’m…
Looking for some general numbers ($/sf if possible) on doing a major renovation of a shell structure where the facade is to be saved, but everything inside is kaput.
This is a small 3-story semi-attached building that still has a nice limestone facade, but literally all the floors, joists, walls, everything inside has collapsed.
I’m trying to get a sense of rough numbers to basically build a new 3 story building behind the existing facade, and add a floor to the roof. I’m not even sure the back brick wall or party walls are structurally sound anymore.
Would love some input from anyone with this type of experience. I know it would be easier to knock it all down and start over, but I am very intent on saving the facade.
All the joists have indeed collapsed. My concern is that as soon as someone touches the building, it will come down. What is a safe number to put in for adequate shoring?
All the above is good information. I just want add that if all the joists truly have collapsed you really should get someone who understands structures to take a look and see if it needs to be shored up.
I just completed two similar projects, one in the East Village and one in Brooklyn Heights. On the first project, which was a four? story brick house, we left only the four walls standing. For the project in Brooklyn Heights we restored the front facade, gutted the interior, and built a three story rear yard addition.The numbers that everyone has given you are about right ($250-$400sq ft)
If the existing floor joists are in good condition they can be saved with minor re-enforcement and leveling. This could help significantly with structural costs.
Prices of materials do fluctuate but they don’t significantly change the sq ft number for construction. The major item that really effects a projects budget is the total scope of work. I know that might sound obvious but it is easily forgot.
If you are still looking for an architect I would be happy to look at the house with you and give you some feed back.
Looking to preserve the facade and cornice, but inside I don’t plan to recreate historic detail.
Picturebloom, I’d love to hear more about your project and learn what you did. Is there a way I can get in touch with you?
I’ve done a couple similar jobs. One in which the facade and stoop had been removed and needed to be completely restored. The interiors were gutted completely and re-built with classic style details but more open space. It was a number of years ago and there were so many other factors involved that it’s hard to put a price on it, but if I had to guess it was closer to the $350/sf mark.
Another one included extending the rear about 12 feet. That one was considerably more modern, and was closer to the $200 – $250/sf range.
These things don’t have to be crazy expensive. There are many ways to save some money and still do a great job, even while incorporating sustainable strategies like low voc finishes, rapidly renewable materials, radiant heat, possibly even solar hot water and a green roof.
If you can’t tell by now, I’m a LEED accredited architect who does a lot of this kind of work in Brooklyn and Manhattan, and I’d love to talk with you about the project.
Jim Hill, RA, LEED AP
Urban Pioneering Architecture
jim(at)urban-pioneering(dot)com
www(dot)urban-pioneering(dot)com
Just did that basically. You should estimate about $200 a square foot and $400 for the roof add on. The cost is the steel which has been very expensive over the last year. Find an engineer that does not require a belt with suspenders as we found out the hard way.
$250-$350 psft if you are not looking to recreate historical detail