First Timer Gut Reno Advice
I am a first timer to both home ownership and a potential gut renovation. I am totally excited about the process, but have a lots of questions. So after reading so many great replies to others queries, I thought I’d post one of my own. So here goes.. The building I am looking at purchasing…
I am a first timer to both home ownership and a potential gut renovation. I am totally excited about the process, but have a lots of questions. So after reading so many great replies to others queries, I thought I’d post one of my own. So here goes..
The building I am looking at purchasing has been vacant for many years. It has a basement, two floors and an attic. The building needs a total gut renovation.
Assuming the structure does not need to be demolished and rebuilt, I am looking for advice on:
(1) how long does a gut renovation take for a basement, two floors and an attic, and
(2) what are the approx costs – ball park
And if there is anything else anyone thinks would be helpful, I’m all ears.
Thanks so much in advance.
ichbinhase
Hey again, thought I posted these contacts for you above previously, but here they are one more time. Per your request, a couple referrals:
general contractors I’ve worked with on projects that could give you some first hand construction opinion and some sense of costs/timing:
Joe Maldonldo / J’s Custom Cabinetry
T: 917.642.2137
E: jnamaldo@att.net
John Bissell / JB Carpentry
T: 917.796.2030
E: john@jbcarpentry.net
Both have worked with my office on residential projects and are very skilled with all trades and are very straightforward with their costing. Give them a ring, tell them George Roushakes, R.A. referred you.
Also, on the project feasibility/design/architectural side our office does primarily residential design/renovation (design, DOB filing, Construction Drawing, Construction Admin.)and we’re happy to look at the property you are considering and offer some guidance. You can drop a line anytime:
Regards,
George Roushakes, R.A. | T:917.647.2678
Hi there, we would be happy to meet with you and discuss the process and different costs. We also know an architect that could help as well.
You may contact us at: 774-955-3804 or willianprates68@hotmail.com
We have been recommended here on the site. Just seach for Junior Prates on the forum.
Hope to hear from you and good luck!!
Hi ichbinhase,
My company is currently doing several gut renovations brownstone projects in Brooklyn and Manhattan. If you like I can meet you at on-site at one of our projects to go over any further questions you may have. To visually see a gut in progress may also help you. The advice you have gotten so far here is spot on. I have some recent pictures of my projects on my website http://www.allrenovationllc.com or go to my google picassa photo site here.
http://picasaweb.google.com/allrenovationconstructionllc
Best of Luck,
Pietro Calabretta
All Renovation Construction LLC
718-351-4099
pietro@allrenovationllc.com
I was in your shoes last year.
A good friend with lots of experience with old houses told me this:
1) Take the high estimate of cost and time.
2) Double the cost (2x.)
3) Multiply the time by 2.5.
I, of course, laughed and budgeted 1.33x my costs and time.
He was nearly 100% correct (and thankfully I kept a large reserve.)
It’s not what you plan on that will eat all that time and money (though it will eat some)–it’s the things you didn’t plan on. And don’t even try to anticipate what the delay or cost will be–what can and usually does happen often boggles the mind.
Optimism kills. When you’re optimistic and the inevitable happens, you will worry. You will lose sleep. Life will be difficult and what should be an exciting and interesting experience will turn into a nightmare.
Optimism has no place when it comes to budgeting money and time.
Be pessimistic and be pleasantly surprised if you come in on/ahead time or under budget. It instantly turns a potential disaster into just another day…and it may just save your life.
On a big project there is an enormous value to you, your career, and your family to have peace of mind.
Best of luck.
Your results may vary.
Doing a job of that magnitude is quite a task to begin with. My tips;
Don’t micro-fix everything; Instead do the large tasks all at once such as gutting, stripping, electrical, plumbing. Many beginners want to break everything into smaller jobs which sounds reasonable, but often results in WAY HIGHER costs and re-doing a lot of work.
Plan the whole project at once; finding measurements and exact specs is a pain in the butt, but will let you move ahead confidently and without [as many]surprises.
Practice and do sample work; lay and nail a few strips of flooring on a spare piece of plywood, lay and grout tile on a sample section of plywood, practice a few sheetrock cuts on a sample piece, etc…
PLAN: Write a checklist of the whole project right down to the smallest tasks, in the order that they are to happen.
Expect surprises; do as much investigation of the space itself, building materials, strategies, techniques, etc —but always expect surprises and snags no matter what.
Don’t become overwhelmed; stick to the list I mentioned above and don’t let the weight of the project crush or discourage you. Buildings are laid brick-by-brick.
-All of the comments on this page are valid, but remember that we all move at different speeds, and costs…
For example: I’m renovating a 670 Sq Ft. 2 BR for $18000 in 6 weeks. I searched for deals, made plans and drawings, and move fast (from experience). That, and I don’t have to pay any labor, which would add $40,000!
Luck!
hi am a designer (http://willdubosedesign.com) and
I just finished a gut renovation in bed-stuy.
Consider roughly $80,000 per floor for construction.
Also give yourself 6-9 months to complete the work
+ 2 months for an approval process from the dept of buildings
+ 2 months to work with your designer on the plans
make sure any contractor you work with you triple check their references and walk thru their past work with your designer.
if you see a property address, check oasisnyc.net. you may have a lot of potential adding floors, usable space, rental units within the new property.
Good luck with everything. and let me know if i can be of any help: will@willdubosedesign.com
Will
2nd mortages are hard to come by now adays. You might need to get a construction loan. It is hard to give you a time frame without really going though the house. If you need someone for a construction loan, I now someone at Wells Fargo that has helped out several of my clients lately. People are getting stuck with what is happening not only in their financial life but those in their neighborhood. If you want to give me a call, 718-354-7926. I am an architect.
Thanks for the quick feedback. I love this blog!
thinkaboutit – I’d love a couple of referrals. thanks so much for the offer.
I am eager to pull the trigger, but also concerned about the timing. i am currently a renter and the prospect of paying monthly rent + mortgage on the building + reno costs is a bit daunting. From your experience, how are the reno costs generally paid? Do most people get one mortgage that covers both the building and the reno costs? Or are these handled separately?
Time:
6 months def the minimum. I could see a 12 month project potentially, though I think taking longer than that can be avoided with proper planning and preparation.
Key factors will include complexity of the work; level and lead-time on finishes (cabinetry, stone, tile, fixtures, etc), timing of approvals from the D.O.B., and most importantly the consistency of the general contractor working with a full crew steadily throughout the process.
Cost:
Always a little tricky to put cost on a space without seeing the specific conditions, but we’ve completed similar spaces for $200-$300/sf. As mentioned before, the level of finishes can swing this number greatly, and areas such as kitchens and bathrooms, where the plumbing/electrical systems of the house are prominently in play, will be on the higher end of that cost range. It sounds like you’re looking at all new plumbing/electrical, yes?
You should def have the existing plumbing and electrical service coming in to the house evaluated, and also the current distribution system in the house. These can be some of your more significant costs.
You would be well served to have people in the profession take a look at it (home inspector, Architect, General Contractor). They can give clearer first-hand feedback after seeing the space in person (assuming you can access the space at present). Drop a note if you’d like some referrals of people we’ve worked with that could assist. They’ll do a consultation at no cost.
Best of luck!