Renovation Costs (3 floor, 1 fam to2)

Hello Brownstoner! It looks like I’m in contract on a 3 floor, 1 family limestone that I’m converting into a 2\. There is no CoO. I think I’ve got a long road ahead and am wondering if the $100,000 per floor renovation rule can apply in my situation. We want to: Redo electrical Redo plumbing Redo 1 kitchen Move another kitchen Redo 2 bathrooms Add a 3rd bathroom. Possibly move one wall Add two walls Build a deck to the garden from the parlour floor. I’ve spoken to developers who quote me $50,000 a floor and that seems crazy, and then to a fancy architect who said $700,000 for the whole operation, which also seems crazy. There are original details galore. And we’d want to keep them all. But keep appliances inexpensive, most likely used. We’d do the vast majority of the cosmetic work ourselves (floors, painting). Would it be possible to keep it under $400,000 or is that just unrealistic? If you need any gardening advice, please let me know.

blauprint9

in Brownstoner Renovation 12 years ago

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intanatile | 11 years and 11 months ago

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Hi, I`m contacting you on behalf of your ad. Please let me know if your still looking for help with your tile work. References available upon request. Licensed and insured. Please contact me if interested. Best prices around. Joey 917-470-8587 INTANATILE—INSTAGRAM

allrenovationllc | 12 years ago

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In regards to your **Brooklyn Limestone Renovation** Project if you do all the finishes – flooring, painting, installation of ALL moldings plus you purchase ALL the finish materials you should be able to come close to $400k. I also agree with “josh” in regards to the additional expenses that may arise after you do the demolition (ie. structural)- you will need to have a reserve for that possibility. As “brucef” also mentioned you would need to properly budget permits, insurances, and any misc. fees. Feel free to call us if you have any further questions. Best, Pietro Calabretta Partner / Owner All Renovation Construction LLC http://www.AllrenovationLLC.com =============================== ALL RENOVATION NEWS: 149th St. – “The Greyston House” our 5 story 1899 brownstone renovation project is now on [Houzz.com](http://www.houzz.com/projects/338416/The-GreyStone-House—Manhattan-Harlem-Brownstone “All Renovation Construction Brownstone Harlem Renovation Project”), and was featured in the [Manhattan Scout Blog](http://www.manhattanscout.com/blog/harlem-chic-continues-renovated-brownstone “All Renovation Manhattan Brownstone Renovation Project”). 47th St – Manhattan Brownstone “Gut” Renovation (plus penthouse addition) – AFTER PHOTOS – [http://goo.gl/zSzQg](http://goo.gl/zSzQg “All Renovation Construction LLC Manhattan Brownstone Renovation featuring penthouse addition”) W. 120 St – Manhattan Brownstone Renovation – AFTER PHOTOS -[http://goo.gl/LCMDz](http://goo.gl/LCMDz “All Renovation Manhattan Brownstone Renovation Project”) W. 131 Street – Manhattan Brownstone Renovation – AFTER PHOTOS – [http://goo.gl/Bpz8i](http://goo.gl/Bpz8i “All Renovation Manhattan Brownstone Renovation Project”) ==============================

esteamshower207 | 12 years ago

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i agree with manhatta www.esteamshower.com luxury steam shower products

manhatta | 12 years ago

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With regard to the overall budget, the responses above seem within reason. As they stated, you may need to make some serious compromises in order to stay within budget. These compromises may extend beyond appliances, painting and flooring. Until an architect has the opportunity to evaluate the specific conditions pertaining to you property, these are all theoretical estimates. Feel free to contact me directly to discuss specific issues pertaining to your property in more detail. I am a licensed architect with extensive residential experience in the New York City metro. Regards, Richard richard@manhatta.net http://www.manhatta.net

cate | 12 years ago

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I know someone who did all this and more (but no deck) on the same size house a few years ago with an architect and spent about $300,000. Electric will not be 70K. Maybe 35-40K, and that’s a generous estimate. If your wood work needs stripping or refinishing, be sure to do the stripping at the beginning before you plaster or refinish the floors, etc. It’s not that expensive if you know the right people. Don’t forget skim coating.

curated | 12 years ago

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Assuming you are not fully gutting the place then with some wise design decisions and material selections you should be able to get this done for around 400k. http://brownstoner.staging.wpengine.com/curated

josh | 12 years ago

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Based on similar jobs I have done I think it’s reasonable to expect the construction budget to fall within $300-$375k if budget is your primary concern. If it becomes apparent you need structural work once everything is open price would go up. I would be happy to discuss further with you. Josh http://jgoldsteinarchitect.com/

agenciegroup | 12 years ago

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Hi. Full Plumbing (Sanitary Stacks, Domestic Hot-Cold, Fixtures Excluded): 75-90k Full Electric: (70k) New Kitchen#1 (Millwork Only, excluding appliances): 25-40k Kitchen #2: (Ditto): 15-25k Refinish Baths: 7.5-10k ea. New Bath: 10-15k Deck: 7.5-15k Affiliated Carpentry: 150-175k Total: 360k-440k You can accomplish quite a bit with your budget, but may want to scale back in certain areas if it’s a hard stop number. The above is hard costs only, permitting and soft costs TBD. Happy to discuss: [www.agenciegroup.com](http://agenciegroup.com)

brucef | 12 years ago

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I suspect with creativity, you might just do the work for the price you say, but you are omitting another large expense. Between multiple engineers, architect, insurances, permits you will run 70K over. Certain of the seemingly small items trigger the most extensive complications. Deck to back yard. Obviously a good idea, just structural complications etc. Most engineers today want to show how smart and complete they are, on your dime. I didn’t see HVAC on your list. Plumbing is expensive, try to discipline your ideas to shared waste stacks. Baths over baths etc, kitchens the same.