2 Story Limestone renovation

Hello Brownstoner, We are in contract on a 2 story limestone and we are looking for a contractor for the full renovation. We would like to: -New plumbing throughout, including gas pipes, water, sewage and water heating system -New electricals throughout -Replace kitchen (where old one was) and open up back wall -Renovate two bathrooms, plus one additional bathroom, new laundry room -Wood stripping throughout -Sand/fix old wood flooring -Skim coat walls and ceilings -renovate basement -HVAC split system installation -new window installation We are getting quotes for vastly different price points from $200k to $700k. We are expanding the kitchen, but otherwise not changing the layout at all and are not expecting (bar surprises) to do any structural work. Are we able to do this work for around $300k? Thanks d

dxdamico

in Brownstoner Renovation 11 years and 8 months ago

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karen66 | 10 years and 10 months ago

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How was this resolved? How much did it cost to do the reno?

renovator07 | 11 years and 7 months ago

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This is something your Architect should be doing – finding qualified contractors, vetting their licenses and insurance, and collecting bids. If you do not have an Architect, then you are going down a dark and unfortunate path that may end in a) violations when passers-by report you for illegal work, b) bad design that you want to tear out in three years, c) getting ripped off by your contractor who has no one to call them on costs, short-cuts or faulty work.

yurigmusha71 | 11 years and 7 months ago

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contact mr Luis luisenrique0571_62@hotmail.com

tuscanybuilder | 11 years and 7 months ago

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I am a contractor that can do a good job for a decent price. If you still looking for a contractor, feel free to call me at 917-324-2451\.

pat789 | 11 years and 7 months ago

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The $200k seems low and the $700k seems way high. You CAN do it for $300k but you will have to work through the details and find the right people to do the work. The details are important because you will get a different quote when you give a list like this to a contractor versus a list of every single detail you want..”this furnace”, these cabinets, etc. etc. You ahve to make the decisions anyway so start shopping and pick out everything you want..then with a detail shopping list the contractors can give you a detailed estimate. Look for contractors that specialize in brownstones and get quotes from contractors that do good work in LOWER cost neighborhood. you can get a good detail of the costs to remodel at http://www.remodelormove.com/whole-house-calculator

thenets | 11 years and 8 months ago

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Well if you want good HVAC work done give the folks at [](http://www.TAMEERNYC.COM “Tameer INC.”)a call. They specialise in HVAC split system installations and gurantee Home Depot et al price beat. I hope you get the job done for a good price.

cate | 11 years and 8 months ago

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P.S. opening up the back wall is structural.

cate | 11 years and 8 months ago

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The HVAC, basement reno, and window replacement could push the price over $300,000 — depending on what exactly you are planning.

slopefarm | 11 years and 8 months ago

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Agree with all of the above. I say this as a homeowner, not a professional, but get an architect, get the plans drawn, spec out the finishes at least roughly, and then put out to bid and make sure the contractodes spend some time in your house before bidding. If you’ve done all that and are still etting this enormous range of bids, be very wary of the low bidders. It could also be a sign the plans and specs are not all that clear and/or not clear on what costs are to be included in the bid vs assumed you will bear. And yes, you want the contractor to own what’s reasonably foreseeable, and not nickel and dime you on change orders.

JoeBushwick | 11 years and 8 months ago

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Without a set of plans and specs that clearly layout the quality of the finishes and the extent of other projects, a contractor is not going to be able to give you a accurate price. If you just have a list of projects, they are giving you ballpark estimates or they are bidding very high to cover all the unknowns.

tjbk | 11 years and 8 months ago

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You might be able to do it for $400k and if you get a great contractor $350k, if you go standard finishes and can salvage the hardwood floors you might eek out $300K. Be wary of contractors stating they can do the job for dirt cheap and then driving up your price with “oops, we didn’t foresee this happening, we need more money” The items pushing your budget up is the electrical, kitchen, bathroom and the labor cost involved with stripping and refinishing the wood.

curated | 11 years and 8 months ago

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From your description this sounds more like a 500k project. http://brownstoner.staging.wpengine.com/curated