Contractor / Architect for floor-through job
My wife and I just signed a contract on our first real estate purchase. After months of stalking Brooklyn neighborhoods (and years of stalking Brownstoner), we found a charming floor-through in an 1836 townhouse in the West Village. Never thought we’d be able to afford it, but of course there’s a catch. The footprint is…
My wife and I just signed a contract on our first real estate purchase. After months of stalking Brooklyn neighborhoods (and years of stalking Brownstoner), we found a charming floor-through in an 1836 townhouse in the West Village. Never thought we’d be able to afford it, but of course there’s a catch.
The footprint is pretty common (we’ve seen many apts in Brooklyn with nearly identical dimensions), but the floorplan is dumb…a result of it having been carved up into two studio co-ops and then combined into a one bedroom, 2 bath over 20 years ago.
We had a contractor (highly recommended by a friend) check out the place before putting an offer in…and he’s estimating $40-45k for the job (knock down wall between kitchen and LR, redo the kitchen, replace the floors and combine the 2nd bathroom and a large windowed walk-in closet into the 2nd bedroom).
We’d of course like to triple bid the job. But I think we could also benefit from an architect looking at the place and helping us with some ideas, particularly on the floorplan. I’d also feel better with an architect/contractor who will do whatever possible to save the original materials and not just demo/replace. The floors are in very bad shape and not great to begin with, but we’d be interested in finding salvaged, wide-plank floors to replace. We’d like some modern touches (particularly kitchen, for which we’re fine going with ikea cabinetry plus nice countertops and appliances), but for the most part, are really excited about living in such an old apartment and want to feel the character post-reno.
Sorry for the rambling post, but we’d be very grateful for recommendations of architects/GC’s who understand what we’re looking for….and would fit within our price range ($50k or under).
Thank you.
For an architect, check out http://www.jgoldsteinarchitect.com.
Pantski that budget is way too low. From what you’re describing you’ll probably end up spending closer to 80-90k between architects, fees and construction. That is if you want it done right.
Everybody – thank you very much for the advice and referrals. I’ll keep you posted on our progress!
I just bid $60K for something very similar in the West Village, which includes design.
There is no way to tell through a posting what you need. If you do need to file with the DOB, there are ways to keep those fees low.
I’m happy to provide a free consultation and refer you to architects if you need one.
http://www.bgrnow.com
And congratulations!
I agree also the quote sounds low, but I am not trying to discourage you. All the more reason not to use this contractor. Definitely go with your gut and get an architect — although you are not spending a lot, you need to make every penny count, and with these particular goals (reconfiguring an awkward space, saving original details, etc.) this is just the kind of job that will benefit from an architect.
I am not an architect, but a homeowner who hoped to spend $30,000 and ended up spending $60,000 and now have a not-finished house with three rooms that need gutting because of unforeseen problems with the panelling, mainly. (I did not need an architect, but could have used a designer/contractor/carpenter skilled with old houses, such as Gavin Young Maloney, who has since moved upstate, alas.)
Also really strongly agree with your desire to save the original floors. And you will be so unhappy with whatever cheap fix this guy offers (probably not real wood).
Quote definitely, definitely sounds way low. I just finished some similar work with very unsatisfying results. My advice: get a decent architect and a GREAT contractor. Get lots of bids, and choose the one that is most professional and whose references check out best. Don’t go with the cheapest guy, and certainly don’t hire any contractor who can’t put together a professional, detailed bid. Also, make sure the actual contractor himself is going to be on site; otherwise, you’re choosing him, but you’ll end up with whatever jokers he wants to stick on the job… Made that mistake.
If the recommendation for the contractor is for comparable work and from a trusted source then consider yourself lucky and hire them. Then expect them to go over budget. An architect will want 10% and for what? To suggest a bunch of changes you can’t afford? In all seriousness, if you are thinking Ikea cabinets you obviously aren’t rich. Don’t stretch your finances too thin now. Let the contractor take the wall down and put down new oak. Before you start dreaming of buying a salvaged wood floor something will break/flood/crack and you will need the extra cash. Live a year in your new layout and then decide if you really need fence post oak.
I don’t have a current architect referral but agree with the others that your budget sounds low.
When the time comes to address the flooring issue, take a look at Pioneer Millworks — based upstate — who offer newly milled flooring made from old reclaimed wood. Several different species, grades of quality, widths etc available. Very nice people to deal with. I sourced the flooring myself when we renovated and they couldn’t have been nicer to a non-expert homeowner. My GC was impressed with the 5″ t&g we purchased — douglas fir which has a nice mellow color suitable for a 19th century interior. It is a little soft but we don’t mind a few dings. You could also consider heart pine, which is harder but more expensive.