Architect needed for plans.

We live in a narrow 2 family brownstone. We are looking to renovate the ground floor. We have no idea where to start and cost is a big factor in what we can do. We are currently looking for someone help in the design phase and plans. Nothing lavish at all. Just simple good work. Simply because we only have $50,000\. Things to needed to be done. Remodel the kitchen and use Ikea to furnish. Take down the wall separating the dining wall and hallway. Remove the closets between the kitchen and dining room. Remove an old brick structure in the kitchen what looks like once had a fireplace. Expose the wood beams in the ceilings in both kitchen and dining room. Wishlist: Remove an old crooked mudroom and build a simple 17 ft extension with electrical and heating. What kind of numbers should I expect? What is realistic with $50,000? How much would everything be with an extension? I attached a floor plan. Thank you.

parksloperower

in Brownstoner Renovation 11 years and 3 months ago

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joegc | 11 years and 2 months ago

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The key to getting renovations done on a budget is honesty. You have to be honest with yourself and the contractor about what you need. When you are on a budget, it is not the time to start dreaming. It is the time to be realistic and have good people around you. Give me a call and we can talk details. Joe Lewis 347-715-5956 joelewis@crjhome.com

mdarling1979 | 11 years and 2 months ago

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It does not seem possible to have this completed for 50k. I have most recently used Trinity Builders for all renovations and have had great success. This is 16 houses later….

curated | 11 years and 3 months ago

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Brief answers to your questions: 1\. This can’t be done correctly for 50k. You will need 3-4 times that to get this done. It is not as simple as just taking down some walls. You have to patch walls and floor making them look original, have to re-locate plumbing and electrical risers and so on. 2\. Yes permits are needed for plumbing and electrical work that you are doing. 3\. Yes removing walls technically require plans and general construction permits. The hallway wall may be structural or a stiffening wall and and may require simple structural details to be shown. 4\. If caught working without a permit consequences are a stop work order and hefty fines. Then you will be forced to file plans with DOB and their will be additional oversight. Not suggested to do this without any permits. http://brownstoner.staging.wpengine.com/curated

parksloperower | 11 years and 3 months ago

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Thanks everyone. So I’ve decided the extension will be done much later. I’m going to remove the closets dividing the living room and kitchen. Open up the wall dividing hallway and dining room. I would like to move the sink, dishwasher and stove to the other side of the room. Open up the ceilings and expose the joists. So my questions now. 1\. Can all this be done for 50k? 2\. Do I need to file a permit to move gas and water line, add electrical outlets and new lighting? 3\. Do I need to submit plans and file a permit for removing the hallway wall. 4\. What kind of consequences are there if I do all this work without a permit? Thank you

architensions | 11 years and 3 months ago

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Hi There, We would be happy to talk to you offering our expertise. We have multiple experiences with similar renovations. architensions.com Info@architensions.cm 917-438-6831

jockdeboeraia | 11 years and 3 months ago

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There is no way you are going to do all of that work and a 17′ extension for $50k. Sorry. Look into a 203k. You will need an architect. Depending upon how it is done, you can most likely keep it to an Alt II filing.

Townie | 11 years and 3 months ago

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The devil is in the details. When removing walls both the ceiling and the floors will need to be addressed. There is a good chance the hallway walls conceals the plumbing waste for that 3rd floor bathroom. Also heating pipes, gas, electrical? You might be able to save some money by doing some of the work yourself like demolition and garbage removal or some of the finish work, painting, tiling, ect. If I was young and planned on living in the house for a good long time I might put some of that money towards drawing up a set of plans so that work could proceed in a way that would allow for future changes.

premierbuildingny | 11 years and 3 months ago

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@parksloperower Please give us a call at (516)359-5729 regarding any plans and renovation estimates. We would like to help you out in any way possible. You can also visit our website at www.premierbuildingny.com Thank you, Premier Building and Renovations

Lurker | 11 years and 3 months ago

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Sure redoing the kitchen in place and taking down a few of those closet walls wouldn’t cost much and probably wouldn’t require permits even and should come in way less than 50\. But I’d guess the hall wall is load-bearing, and so removing would need to have structural work done (beams, columns/posts etc); it is in our place which is similarly configured. And the rest of the stuff will cost a lot.

chemosphere | 11 years and 3 months ago

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Couldn’t they do everything except removing the brick structure, the mudroom, and the extension for 50k? They are just trying to renovate a kitchen and take down walls.

Lurker | 11 years and 3 months ago

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I think you’d have to add a 1 in front of that number. You’d need to have an architect or engineer do all the drawings, get survey for property, asbestos tests (and abatement if you’re unlucky), file with city for Alt 2, that rear extension depends on your FAR and whether the mud room is even legal in the first place and a mess of other issues. That brick chimney at the corner party wall is almost certainly structural and not going anywhere, and pulling the walls, adding heat, electricity, demo of ceilings etc. Just for reference, I’m guessing arch/engineer and expediter are 15-20k minimum and a contractor can’t do the plans you’re talking about. Even if you do ikea in place that’s 5k just for the cabinets, plus install etc is another 3-5k and that’s barebones. And so on. You’ll need to temper your plans or get a much bigger budget.

parksloperower | 11 years and 3 months ago

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  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Perhaps I don’t need an architect? I’m open to any recommendations for general contractors with a good eye.