203k Reno - affordable contractor
I have been reading this site for awhile now but never really posted. I am looking to do a possible gut reno on a brownstone in bed stuy. I am not looking do to it high end (sub zero, viking, etc.) but pretty basic ikea kitchens/ge appliances kind of thing. I know some costs cannot be avoided (plumbing, electric, etc.), but the only 203k contractors I see seem to specialize in high end renos. I am looking for a contractor that will work with me on getting items from discount/budget suppliers such as home depot, direct buy, ikea, lumber liquidators, etc. Is this possible at all? If so, I would love some recommendations. Thank you!
anonymous
in Brownstoner Renovation 13 years and 6 months ago
10
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10 replies
levicapland | 13 years and 6 months ago
Good morning. I can certainly help you price out the appliances. I do sell SubZero, Wolf, Viking, Bertazzoni, Blue Star, DCS, Thermoador, etc. Simply email or call me. I am listed in the Brownstoner directory under appliances. I can give you plenty of Brownstoner referrals if you’d like. Levi Capland
SoHo Appliances
bostudio | 13 years and 6 months ago
I would like to recommend the contractor who renovated my apartment. I usually work with high-end contractors for my clients. But Howard Molen of HFM Contracting was the least expensive in terms of pricing, and his workers did a splendid job. However, to increase my cost savings even further here is what I did: I did pick all the IKEA cabinets and appliances myself. I also purchased them / ordered them myself; I hired a separate company to re-lay the floors as they offered an excellent price; I also ordered the kitchen counter separately. There is a lot of things you can do to enhance your cost savings. I do recommend that you meet with a few architects first. You will need an architect to assist you in drawing plans, selecting fixtures and materials to meet your budget, and obtaining a permit. Good luck!
callalily | 13 years and 6 months ago
Stuff that must be done up front before you move in, and in this order: Demo, electric and plumbing, skim coat plaster, floor refinishing. As for the boiler and kitchen and bath renovations, what is necessary and when will depend — you may not need to do as much as you think and/or you can use existing, salvage, or Ikea materials and/or some can be done later, etc. Of course it’s always better, cheaper, and easier to do everything at once if possible.
callalily | 13 years and 6 months ago
OP, sounds like you are tearing out one kitchen. If you are not moving walls, it does not need to be a gut. That will save you a lot. Re the oil to gas conversion, FYI if the boiler is functioning now, this is an optional step you can save for later. It is best done in the summer. Your licensed black pipe heating expert plumber will pull a permit for a new gas line, which will cost about $1,000 and I would estimate usually these changeouts cost approx $12,000 (based on an estimate we got) though your mileage will vary. If the boiler is shot, you can replace like with like for $4500-7000\. It’s an easy one or two day job that does not affect anything else in the house (except the new electrical needs to connect to the new boiler — no biggie). Re the linoleum, indeed there is no way to know what is underneath until you take it up, but nine times out of 10 what you will find is pine subfloors in perfectly fine condition but in need of refinishing. This is the last step before you move in. Does not require a gut renovation. (I recommend four coats of satin poly but you’ve got tons of choices here.) Be forewarned that if you are skimcoating plaster, use mesh over the entire surface to prevent cracks from coming back. Also wood floors in baths do not have to be complicated — you can refinish them when all the walls are open, the fixtures out, OR with fixtures in place — gotta kind of work around a clawfoot tub in a small area — or you can put vinyl sheet over them (a very practical solution for renters). If you want to switch from wood floor to tile in the bathroom, you will need a very strong subfloor — prob better to rip out the existing wood subfloor in that case and stay at one level. If you keep the wood floor, it’s good to also keep the slate or marble under the toilet for stabilization (wood floors contract and expand with moisture). Enjoy the process!
anonymous | 13 years and 6 months ago
I thought I posted but it went missing! Thank you for your responses! Would you recommend doing an initial walk through with a few architects or GCs? I am trying to decide if renovating this place is really in my budget or if I should just find a place that doesnt really need renovation and I can just personalize it over time.
architect66 | 13 years and 6 months ago
Hey, if you’re doing a 203k, the bank will require that you get required permits for the work, so you will need to work with an architect. 203k’s are also notorious because you need to have a budget and approved plans before they’ll close, so you should find an architect who has done some of these before. There are a lot of architects who will work with you on this – and a lot of contractors with the experience to do the work. Personally, I can recommend Mark Chan of PTL Renovation as a contractor.
greenmountain | 13 years and 6 months ago
Affordablity of contractors: In a goverment program, does anybody check that the contractor carries workers comp insurance? That cost is rapidly increasing. Other costs of doing business are not in the control of contractors. But, to gut or not, what charm and character to leave, what to restore, and what has to be torn out for full function and long-lasting value, these are decisions to make with people who do this work. Interview a few and pic one you like. Pay what you need to pay to get proper electric and plumbing and strong floors in kitchens and bathrooms. GMC & D
jockdeboeraia | 13 years and 6 months ago
I do these all the time, most of the 203’s are not high end, but there is a limit and what you need to do is really go though the place and only do the work you need to do.
callalily | 13 years and 6 months ago
Eek, sorry, you mean 203k loans. I misread it and thought that was your budget. DEFINITELY talk to architects who have worked with 203k loans. Also, Home Depot is not budget by any stretch of the imagination. Of course contractors will work with Ikea. You really need an architect to help with design and sourcing. Consider also salvage from Build It Green. Really cheap.
callalily | 13 years and 6 months ago
Is there a reason it must be a gut renovation? If you upgrade plumbing and electric completely, and skim coat the plaster walls (but leave them in place), you can do a lot with 203k, including some really nice kitchens and baths. You can have everything restored just as it was or everything modern. Having done this myself recently in Bed Stuy acting as my own contractor and having made mistakes, I advise you at least talk to some architects first. They will have access to good contractors, good ideas, and they will keep costs down.