Ballpark Estimate for Brownstone Gut
Looking to by a ~2500 sq. ft. home in Crown Heights and am struggling to figure out how much to estimate for renovation costs. I am looking at places that need a total gut, but that are structurally sound. The final product would be a one family home on three levels with a large kitchen, 3 full baths, and a powder room. Would like to add central air and modern heating. Assuming that all electrical and plumbing would need to be replaced, but that there are no major structural issues. Has anybody done a job like this recently that can give me a realistic ballpark. I have heard estimates as low as $300k ($100k/floor) and as high as $800k ($250/sq ft. hard costs, $100k architect/design, $75k misc fees). Looking to get some other figures. Assume that I want a fair amount of design guidance and assistance and mid-level finishes. Please also let me know the time frame — from start of project until construction begins and length of construction until move-in ready. Appreciate any recommendations for GCs, Design/Build, or Architects that would be able to handle a job like this.
mikecnyc
in Brownstoner Renovation 10 years and 9 months ago
8
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8 replies
camp6ell | 10 years and 8 months ago
i second this. as for timing, it won’t get done in less than 4 months… figure 6, with a couple of months on the end of that (perhaps after you’ve moved in) to finish the last 5%. beware of winter if you plan to have outdoor work done – you’ll lose a couple of months there unless they go crazy constructing an indoors outdoors.
cate | 10 years and 9 months ago
The real cost is never the finishes, but labor, fees and time to move things around, blow out the back, and add central air. If you want to save money, keep everything where it is, don’t gut, just replace all the mechanicals (gut not necessary), skim coat, and redo the kitchens and baths.
curated | 10 years and 9 months ago
700-800k is about right for a full gut of 2,500 sf including soft costs. Total time from start of design phase to completion of construction should be about 12 months. http://brownstoner.staging.wpengine.com/curated
AnArchitect | 10 years and 9 months ago
It looks like you’ve gotten a good primer on a range of costs and time frames, which are all correct depending on a series of variables. I’d suggest a budget of $300psf, 14 months construction period. Happy to throw our hat in the ring for consideration: Agencie Group Architects & Engineers A Design Build Company [www.agenciegroup.com](http://agenciegroup.com)
dazednconfused2 | 10 years and 9 months ago
We do a lot of these, and they range from $250k modest renovations of smaller brownstones, to gutting and restoring larger brownstones with custom millwork and sourcing vintage doors, hearths, etc from Demolition Depot and Olde Good Things. As the above two posts point out, $600k and up is reasonable for a more high-end project. We typically tell our clients to expect $250/sq ft or more in construction costs alone for mid- to high-end. Custom work is more time consuming for both the designer and contractor, so can add up to more than that. I like the way Resident2 broke it out. Plumbing, electrical, envelope, & interior structure on a good sized home can reasonably be around $400k. After that, it’s the finishes, fixtures, appliances, and all of the other add-ons that can drive a project through the roof. Jim Hill, RA, LEED AP Urban Pioneering Architecture, DPC
jcarch | 10 years and 9 months ago
Hi mikecnyc – We’ve done a number of gut renovation…vertical/horizontal enlargements to townhouses…and new construction. Here’s how I would budget things: You’re not going to do this for $300,000, although you might get reasonably close to that if you GC’d it yourself, and went with low end finishes. You’re likely looking at $300-$400 a foot for construction depending on fixtures and finishes. Those numbers assume that you’ll need to sprinkler the building – if it’s already a legal 1 family, that would likely not be needed, and you could deduct about $40K from the construction cost. For architect/engineering/expediting/inspecting/DOB/etc. costs, you’re looking at between $100K and $150K through the life of the project. Time wise, it takes about 6 months for us to design the project, get it approved by DOB, and have the project bid out. Construction will take another 6-8 months depending on the scope of work. I hope you find this helpful. jcarch ———————— James Cleary Architecture brownstoner.staging.wpengine.com/jamescleary
Augustiner | 10 years and 9 months ago
here is my estimate: $ 300.000 is unrealistic $ 400.000 too ambitious considering side costs and surprises (e.g. sprinkler and fire code requirements, rotten beams and floor leveling, asbestos, waterproofing cellar, … ), $ 500.000 doable but you might have to cut back, or leave some stuff for later. $ 600.000 is about right and the time frame is 12 months if everything goes well Even though your building might be structurally sound, expect the unexpected once you start opening the walls and ceilings. New construction is easier to calculate than renovation. Beware of low balling offers, they just will add the cost later. It´s essential to have a detailed construction plan when entering the bidding phase.
resident2 | 10 years and 9 months ago
If you have the experience and time to GC this yourself; which I assume you do not or you would not be asking this question here, you could get it done as a rental quality renovation for about $300,000\. But if you are not experienced enough, nor have the time to be on site every day managing the job then it will cost you anywhere from $500,000 on up, depending on finishes, quality of things like windows etc. Plumbing is $100,000 + Electrical is $100,000 + Windows, Masonry & roofing issues is $100,000 +. Walls, Mill-work, Floors is another $100,000 +/- Cabinetry, tiles, floor finishes…. To do a complete Gut means many City inspections, you will be lucky if you can get it done in 12 months, you will have a very conscientious and loyal contractor if it gets done in 12 months.