Reality Check--Construction Estimates

We received a horrifying estimate from our architect yesterday on the total costs of the proposed renovations on our 3 story brownstone in Carroll Gardens. $300k, which includes all equiptment and  $64k (!!) in soft costs (architect, expiditer, permits, assuming the architect hits his 17% of total work cap). I’m hoping you all will agree with me that this is insane and perhaps have ideas on strategies for cutting it back by half? The scope of work with rounded dollar values is as follows: HVAC (3 split-level units, small ducts snaked through walls, dunnage on roof for air handler) : $40k Electrical upgrade to entire building : $16k New kitchen (a lot of money here is in custom cabinets which we can do without, though we are paying up for serious appliances and we may need new flooring) : $80k 2 new baths (fancy tile, but hoping to use salvaged tubs in both): $20k New roof: $17k Miscellaneous windows, carpentry, drywall, painting, and, of course “overhead” make up the residual. What do we do here? We have trimmed about $62k out of the budget just by adjusting down the grades and amounts of finishing materials, and thinking we can get the roof (which is not in danger of imminent collapse) and windows done later without GC oversight, but this whole thing was advertised to us before as costing $150k. Were we delusional? If not, what kind of conversations do we need to have and with whom? Thanks!

LostBread

in Brownstoner Renovation 13 years and 4 months ago

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LostBread | 13 years and 4 months ago

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Oh, dear. This is just getting worse and worse. Maybe I should clarify that this is not a gut? We are redoing 2 bathrooms and a kitchen, electrical, and putting in HVAC. Period. Does that change anything? If not, we need to start thinking creatively because our budget is half this. Perhaps we can hire subs directly (I work from home so could supervise) or source our own materials? Solutions to this mess would be much appreciated.

more4less | 13 years and 4 months ago

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are there a ton of nice original details to preserve, restore, etc?  if not, you have more choices and could be cheaper cost.  if you do, then odds are it might even cost more as there are fewer qualified skilled crews and they often charge more.  If it was a modern renov, there are lots more crews who can do killer job putting up sheet rock, installing lighting, hanging cabs, etc. hence pricing is lower.

SewardWasRight | 13 years and 4 months ago

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Wow. My architect gave me a low estimate. My contractors were all between 40k-120k more. Most items seem about average in price. The new kitchen seems a bit on the high side. Are you buying any of the appliances, cabinets, &c. yourself?

daveinbedstuy | 13 years and 4 months ago

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Kitchen, bathrooms and electric estimates seem quite reasonable.

Jasperrose11 | 13 years and 4 months ago

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I used a firm I have highly recommended on this site before, Ferris Construction who did a high end job for me at a reasonable cost which came in at least 25% below other firms who bid on the job. Ferris is a smaller company but with a very good understanding of large scale jobs.  Andrew Ferris understood my aesthetic, and that I paid great attention to detail and finishes. I used them on several jobs, being so happy with the job they’d done on my gut renovation. It really all depends on who you choose as to the price-the highest price does not necessarily guarantee you the best job.  I also made use of an interior designer as opposed to an architect which may have saved me a few bucks. My recollection is that my contractor filed with DOB. Keep getting bids. Ferris Construction is in Brooklyn-718-765-1715

housepoor | 13 years and 4 months ago

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I actually thought it sounded very reasonable. A contractor who has done incredible work for me before just told me a gut reno I wanted to do would run $250 to $300 a square foot. Similar work I did 15 years ago was $150 a square foot. I realize this isn’t helpful, but I think you may have had dubious advice going in. BTW, architects are well meaning, but contractors are the people to ask about costs…..

bullfrog | 13 years and 4 months ago

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The pricing you have gotten sound accurate. As mentioned some items actually sound low (20k to fully gut renovate 2 baths). This all assumes using a highly qualified and experienced general contractor. You can definitely find a smaller outfit to do it for less but it is very true that “you get what you pay for”

anotherposter | 13 years and 4 months ago

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I’m feeling the same way!  We are doing a very similar job on our place  and the costs are almost equal to yours.  We’re trying to decide if it’s all worth it to us (not planning on staying long-term) and what we will get back when we sell.  I know it’s not much help, but maybe makes you feel better to know that someone else doing the same work is being given the same estimates.  We are very condifedent in our architect and contractor, which helps steady our nerves when seeing those prices.     The architect we are using clearly knows the ins and outs of filing with Landmarks and the DOB and we’ve used the contractor (recommended by several friends) on other jobs and are happy to have his crew back in our house based on previous work.

scleary | 13 years and 4 months ago

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check with www.renovationcostny.com

more4less | 13 years and 4 months ago

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if you’ve been on brownstoner for a while, you would hear from folks who owned homes in the primo hoods where their renovations are at least $100k per floor.  if you sticking to folks who have done nice renovations for these old homes in these hoods, you’re likely going to see such quotes – ie they know the market in these hoods and what people are willing & able to spend.  if you’re willing to roll the dice with crew that doesn’t normally do projects in these primo hoods, then very good chance of getting it below 300k but then that comes with some unknowns you might not be willing to tolerate.  from your break down above, it doesn’t sound pricey – ie $20k to gut 2 bath sounds cheap.  is this 300k including finishing materials (ie tiles, cabs, appliances, etc)?