Reno Costs for Frame House
Hi, My partner and I are looking at a frame house that would need a complete gut renovation. I’ve been reading old posts on here re costs — are costs for renovating frame houses the same as for brownstones, or less? (i’m hoping!) I have many questions but will list them separately to make it…
Hi,
My partner and I are looking at a frame house that would need a complete gut renovation. I’ve been reading old posts on here re costs — are costs for renovating frame houses the same as for brownstones, or less? (i’m hoping!)
I have many questions but will list them separately to make it easier to respond . . , many thanks in advance!
ELM
That type brick is no most attahced frame houses. It’s also in a lot of brownstones that have fully mortared front and rear facades but this type brick on the sidewalls.
That brick “insulation” was generally put in not as insulation, but as fireproofing. At least that’s what I’ve heard, and it’s actually pretty common in turn of the century frame houses.
As everyone here will tell you, always set aside some cash for the unexpected. We’re renovating a frame row house, but when the contractor opened up the walls we discovered the entire house had been “insulated” with a layer of brick – which now needs to be repaired.
Frame is more likely to deteriorate than masonry, but is usually easier to fix once it does. It’s also easier to blend in repairs on frame than it is on masonry.
Also in frame construction’s favor is the fact that it’s a lot easier to punch new windows in, or adjust openings so you can use standard size windows, ect. so it’s a little easier to save money there.
The big knock on frame is that in the past it was a lot more maintenance and the low maintenance products that were out there tended to look pretty cheap. That’s changed a lot over the last ten years or so, but finding good siding people to install those products properly is difficult in New York. It’s easier to find good exterior masons, but boy do you pay for that expertise.
That being said, it’s almost impossible to give a blanket statement as to what costs will be. As JockDeB. points out, a lot of that is going to depend on level of finishes, how involved you get trying to curtail costs, how good your GC is.
Unfortunately, finding a good home inspector is tough, but that who’s going to give you the best idea of what you’re facing, whether it’s masonry or frame. Honestly I’m not crazy with starting with a contractor or architect, I think a home inspector is usually a more impartial party, but that’s just a personal opinion.
Last but not least, frame versus masonry is also going to affect your re-sale, with frame usually losing out.
“A frame house has 4 sides and therefore has more windows.”
OP didn’t say it was a free-standing house. Plenty of frame rowhouses in Brooklyn, as I’m sure you know.
I don’t think there’s a significant difference in renovation cost between a frame and a non-frame house. Some items might cost a little less in a frame to fix, but on the other hand many people end up replacing more of the structure when they renovate, so it all equals out. Many frames tend to be on the smaller side, which you might think would make the total cost lower, but you lose some efficiencies so maybe on a per-square-foot basis, frames are actually a little more expensive to renovate.
Your best bet would be to contact an architect, and maybe a contractor, who would be willing to take a look at the house and give you an estimate. There was recently a thread wherein a number of us on the forum commented on how we approach the situation.
Need more info. Size, # of bathrooms, etc. A shingle gable roof is going to cost more than a flat roof. A frame house has 4 sides and therefore has more windows. Do the clapboards and windows and trim need replacing?
Floors ($1.5 – $4.00) psf will be the same as will any structural and cosmetic work.
You need to start asking about the costs of specific needs given the number of floors, square footage, etc.
THanks for this info. As far as I know new siding and roof are not needed; I don’t know if we’d need new windows but I would love to open up the windows – they are not particularly large. Is that the sort of thing that would kill me in racking up unnecessary expenses?
Thanks.
It all depends upon what you are doing, how bathrooms, and what level of finish are you looking for. Have you talked with a contractor or architect yet? If you want to throw a number out there, maybe $150 sf. Do you need all new windows, siding and roof too…