Converting a 'so-so' 3 family to a 1 family

Was wondering if anyone could help me understand a range of cost to convert a row house set up as 3 apartments into a nice liveable 1 family configuration.  Obiovusly level of finishes chosen have an effect, but how big/costly a project is this? I’m also expecting there would tend to be cost involved in updating roof/electric/plumbing if anything is found to be unreliable – is $100k a reasonable reserve fund for updates of that nature? Lastly, any thoughts/experiences on what it takes to create an exit to to the yard from another floor if there is only cellar access?  I imagine plans need to be filed for deck or staircase construction? Thanks, and appreciate any info/experiences you can share!

asimplenoise

in Conversion 12 years and 11 months ago

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oldarchitect | 12 years and 3 months ago

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Curious to know if your project avoided sprinklers? Here’s what I think I know; if project needs to be filed under the current 2008 code as a group R3 and the existing as-built construction classification is type IIIB, sprinklers will be required within fire district. If you reframe in type IIIA, noncombustible (steel joists and studs) or type IV, HT (Heavy timber 3″ thick min) sprinklers are not needed. If the project can be filed under the 1968 code, sprinklers are not required for the typical brownstone construction type IIb, non combustible 2hr exterior walls with 1hr protected combustible interior wood floor and wall framing. (same as current 2008 classification IIIB)   I

psp215 | 12 years and 11 months ago

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I am going through a gut renovation of a 4 story townhouse, 16 ft wide exterior dimensions, approx 700 sq ft each floor. Everything is being done from electrical, to heat, to plumbing, to floors, taking down walls. It looks like it will come in at about $600K including all architectural fees. I am doing most of the shopping — kictchen cabinets are from Home Depot, bathroom fixtures same, flooring is going to be very inexpensive. It was extremely difficult to get it in at this price…

housepoor | 12 years and 11 months ago

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I had heard that the DoB is enforcing the sprinkler rules — any change of use (even down in number of families) may trigger the need for sprinklers. jparnass: How do you get around that?

jparnass | 12 years and 11 months ago

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You definitely won’t need a sprinkler system in a one-family.  Re-reading your original post it seems like you were proposing $100K as reserve fund for infrastructure only, and that you were aware that the actual general renovation budget would be a separate (and much larger number).   Other than egress and sprinkler requirements, it is generally more expensive to go from a generic multi-family to single family setup, if only because suddenly you care about what happens on every floor and in each space.  I would say $300/sft is a good round number when you account for infrastructure, windows, partitions, fixtures, finishes, lighting and millwork.   If you are interested in a professional opinion I would be happy to have a call to review photos and go over some preliminary budget and schedule estimates.   Jordan Parnass AIA LEED AP http://brownstoner.staging.wpengine.com/jordanparnass

vttobk | 12 years and 11 months ago

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also, if you are going to file and change the c of o from a 3 to a 1, you will have to bring the house up to code.  this means insulating external facing walls if that hasn’t been done, and probably several other things, depending on the house, including possibly installing a sprinkler system (at least this is what we were told).  an architect should be able to help with this.  re adding a deck, turning a window into a door and adding a deck cost us about 20K (including cost of door, cutting hole for door in former window area and deck itself).

eman134 | 12 years and 11 months ago

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agree with brucef, with whom I have worked…300,000 is way more accurate….you will need all new plumbing and electric, since you will no longer need 3 kitchens and baths…you will be changing the plan since you will no longer want isolated apartments off of a common hall, meaning a lot of money on architecture…

callalily | 12 years and 11 months ago

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BruceF is right. I think of it this way: $100K will handle minor structure, waterproofing, complete elect & plumbing upgrade (not heating), new roof (one layer not a tearoff — $5,000), new boiler, skim coating, refinishing floors, painting, hauling and disposal of debris. The next $100K buys kitchens and baths (owner and rental). The next $100K is moving kitchens and baths plus architect fees and filing permits. I’d say you can have very nice finishes for this amount of money — not Home Depot. You can save by leaving walls and trim in place, but you can convert rooms to new uses. For example, rear parlor becomes kitchen. As for changing the egress and adding a deck, I apologize but I dont know.

brucef | 12 years and 11 months ago

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I would think 250-300K would be a minimum. The architect/engineer/expiditer/permits will consume 50K before you bang the first nail. 250/ft for Home Depot, twice that for hoighty toighty.