Renovation cost estimates - per square foot vs per project
Hi – I have seen several previous threads discuss costs for townhouse renovations. These have typically been expressed in per square foot terms, with 150-300 being cited often, and some as high as 500. I am planning such a project and will soon be consulting with architects to start the process. I have sketched out a very broad budget below, expressed by ‘project’, rather than per square foot (I feel that is more useful given so much of the costs are in discrete projects/areas, rather than variable by square footage). This is for a 4 story townhouse of approximately 2800 square feet and a ‘gut’ renovation. Objective is a high end kitchen and 1 out of 3 bathrooms high end, and other areas being more middle of the road, but durable and energy efficient. Would appreciate any thoughts or comments from those more experienced – am I missing any major categories, and I am over or under-shooting dramatically in certain areas? Thanks Architect, GC, expediter, permits, insurance – 150k Systems – electrical, central AC, gas heat, plumbing, security, home automation – 200k Demolition – 25k New drywall, floor, ceilings – 100k New staircase – 50k Kitchen and bathrooms – 150k Paint – 25k New windows – 50k Landscaping and deck – 50k Roof and deck- 50k Total – 850k, or $304/sf
hawaiismurf
in General Contractors 12 years and 4 months ago
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soflocontractor | 10 years and 2 months ago
Hi- It always comes down to,You get what you pay for. Each project can be different ( Condo’s or Private homes ) and in South Florida renovations are anywhere $350-$750/sf ballpark. Here are our pervious numbers on a Condo approx. 4900 Sf Architect, GC, expediter, permits, insurance – 350k Systems – electrical, central AC, gas heat, plumbing, security, home automation – 450k Demolition – 50k New drywall, floor, ceilings – 100k New staircase – 125k Kitchen and bathrooms – 250k Paint – 60k New windows – 80k Landscaping and deck – 350k Roof and deck- 180k Total – 1,995,000.00 , or $407/sf Nelson Polanco Genereve Construction
pat789 | 11 years and 4 months ago
Here are my 8 cents. I think the $150k is OK for the architect and GC IF you hire a high end architect and for the GC – if you give them the $100k then the should be no mark ups in the other numbers you are estimating. If you are gutting and replacing not sure why you need a full arch design…you can still use and arch but the job is much less if most of the walls are staying etc. So you can lower this by $25k or so o rmore The systems is way for normal items..if you go super cool gadgets on security and home automation then you can spend $200k easily..but do you want to..all of that will be outdate in a few years anyway…if you do “regular” security and home automation you can do this closer to $100k. demo – ok drywall – closer to 20k, staircase can be lower…just depends on your design, kitchen and bathrooms $150k is a good estimate could be lower just depends on what materials you pick, paint lower, windows, lower, landscaping about right…roof and deck – depends on the deck but could be lower..i would say you can do a nice job for $400 to $500k – you can certainly spend $800k but you wont get any more than you would for $500k ..the difference is the general, etc will get $300k more pay for the work but you will get the products, workmanship etc as you would have paying $500k..you can get a detailed estimate using the whole house calculator at http://www.remodelormove.com/whole-house-calculator
hawaiismurf | 12 years and 4 months ago
Thanks for all the feedback! Much appreciated
lamb | 12 years and 4 months ago
I’ll echo others who said the breakdown above is probably a bit off here and there, but the $300/sf neighborhood is right in line with the gut job I’m just finishing. You should be able to get some very nice work done with that budget. Good luck!
nyteacher | 12 years and 4 months ago
We are just finishing a near guy renovation on a 2500 foot house. We opened the floorplan, replaced most floors, new mechanicals, medium grade finishes (semi-custom cabinets etc) and will end up spending about 650k. So that works out to about 260 sq/ft. We interviewd five architects and bid out the project (I highly recommend bidding it out even though architects will try to convince you to go with a favored builder). We went with the low bidder who came in about 20% under the other three, and he has done a masterful job. Caveat – we haven’t moved in so we’ll see if the lights work and the place falls down around us.
allrenovation | 12 years and 4 months ago
Agree on all the above, the finishes are unknown and will affect the budget. My company **All Renovation Construction** has experience **Brownstone gut renovations** projects this size, we recently completed two “guts” in **Manhattan**. If you like we can walk you through some in-progress brownstone / townhouse gut renovations as well. Here are my numbers per experience, call me with any questions: Architect, GC, expediter, permits, insurance – 65k Systems – electrical, central AC, gas heat, plumbing, security, home automation – 250k Demolition **daily clean up, removal and disposal of all debris** – 50k **Framing**, drywall, floor, ceilings – 130k New staircase – 45k Kitchen and bathrooms – 150k Paint – 25k New windows **and doors** – 70k Landscaping and deck – 40k Roof and deck – 45k **Additional missing items:** Millwork – Cost TDB depending on style, detail, and materials Thermal and Moisture (Insulation) – Closed Cell Spray Foam (15K) Open Cell Spray Foam (11.5K), Fiberglass (8K) Exterior Facade and Ironworks: 35 – 100K (depending on existing conditions, details, materials) Sprinkler System (if multi-family) – $45 – 55K Best, Robert Demetrio Partner / Owner All Renovation Constrcution LLC220
jannereeves | 12 years and 4 months ago
Its highly depends on the project, renovation can be big as a complete renovation and can be smaller as just few replacements. I have renovated by batroom myself which was the cheapest. I got an free 3-D bathroom design from http://www.bathroomvanitiesforless.com/3_D_Bathroom_Design_s/1945.htm, just bought new vanities and cabinets and replaced the old one. After painting my new bathroom was ready to go.
curated | 12 years and 4 months ago
Your individual category numbers may shift but your per/sf figure of $300/sf is pretty spot on for the scope you have described. Of course each project is different but $275-$325 is a safe ballpark. http://brownstoner.staging.wpengine.com/curated
rodriguezstudio | 12 years and 4 months ago
As mentioned in the previous post, it reallly depends on the specifics of your property, that said, your numbers look generally of- if anything the stair could be more than what you have budgeted (but it reallly depends on what you want to do there). An architect can help you figure out your overall budget. When we do these projects, we usually bring a contractor to the project very early (sometimes before drawing anything at all) to help fill in all the blanks. Feel free to call us and we can help you develop your numbers.
fawn | 12 years and 4 months ago
I think it really depends on the project. Just off the top of my head, categories I see missing are millwork (molding, closet fixtures, built in cabinets/shelves), doors/hardware, lighting, (high hats and mounted fixtures) and exterior work (repointing, for example). You may find your total is not too far off, but the categories will shift. If you are a 4 storey and changing the C of O or putting on an addition, it’s now hard to get around the sprinkler requirement. That can add 50k. Your plumbing number may go up if you need to replace the sewer line and/or water main to the house.