*ballpark* cost of full stoop rebuild?

Hi all, we’ve reached the point of no return with our stoop and need to rebuild it (straighten the side walls, chip away all old parging, etc. and add all new slurry/scratch/finish coats – the full monty – 10 stairs). Am interviewing several contractors this week but wondering if anyone’s done a similar project lately and if so, what’s the general ballpark in terms of cost? Thanks very much —

empathie00

in General Discussion 8 years ago

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alamo1214

in General Discussion 7 years and 4 months ago

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any curent recommendations for repair or replace of stoop in LIC? thanks much, pete

alamo1214

in General Discussion 7 years and 4 months ago

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any curent recommendations for repair or replace of stoop in LIC? thanks much, pete

jcurreri | 8 years ago

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Having mine done as I comment…..nearly 15k

jcurreri | 8 years ago

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Having mine done as I comment…..nearly 15k

EJR | 8 years ago

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@xchx, A stoop should really never be painted, but that does not help your current situation, obviously. You could certainly have the paint scraped off and redone for far less than $10k, though that is not the recommended solution, and the flaking paint is likely trapping water, which is further damaging the underlying structure of your stoop.

xchx | 8 years ago

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What if the stoop seems OK structurally, but has been painted and it’s flaking off now? Under the paint it looks like sort of a patchwork of textures. Any recommendations/cost estimates? Not looking to spend $10k+

SoSlope | 8 years ago

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@empathie00: I just emailed you.

empathie00 | 8 years ago

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Hi all – thanks so much for these detailed responses, it’s really helpful!! I’m still waiting on most of the estimates to come in, but the first one is exactly in the (low part) of the ranges noted above (phew!!) And radiant heating — what a brilliant idea! Will absolutely look into that and thanks so much @ SoSlope for letting us all know! Would love to talk to you more about it – my email empatrick … AT … hotmail. Thanks again!!

mozeeatupu | 8 years ago

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We had our stoop completely redone, as part of a bigger exterior job. The entire old stoop was removed. It cost us approx 8k including the iron work

EJR | 8 years ago

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Oh for the $50k, I also had my rubble stone foundation repointed. In any event, I am kicknig myself now that I didn’t think to install a radiant heating system to melt snow!

SoSlope | 8 years ago

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@EJR: Thanks! You make me feel better!

anotherposter | 8 years ago

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I was quoted $13 or $14K for ours, but it was just a curiosity ask. Ours only had some cracks that were getting worse with winters so I had those repaired. For the record, Rahmann Contracting did it and it looks pretty good–he said he couldn’t match color and they didn’t but the texture is matched well so it just looks like the patches are dusty. We’ll see how it does this winter. I looked at some of his full redos and they looked really nice to me.

EJR | 8 years ago

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@soSlope – perhaps I am jaded by the cost of contractors in NYC, but that sounds like a great price! My total cost for the project was ~$50k, which in addition to the $10k for the stoop, included cleaning and repointing my brick facade (which required scaffolding), redoing three concrete steps to my front patio/stoop, skim coating a concrete retaining wall, and scraping and repainting my stamped metal cornice.

SoSlope | 8 years ago

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To give you the other extreme, we completely removed the old stoop from the house and the entire foundation on which it sat (it was wood and rotting with no structural integrity left) and built a completely new brownstone stoop from scratch, starting with a new foundation. We also removed the entire cement patio in the front yard and replaced with large bluestone pavers and a new coal hatch. The stoop has a fair bit of decorative detail, so this is not your basic brownstone stoop. We also put an automatic heating element into the stoop and path to garden level entrance to melt snow and a new hose spigot on the front of the house. The entire project, excluding the iron work, the actual pavers and the materials for the heating system (but including the labor cost to install the heating system and the pavers) cost us $36k a couple of years ago.

We used Vinnie’s Italian Arts for the iron work. They are not cheap, but we saved money by finding items at the salvage lot that we liked. Vinnie’s took the items and restored them and shaped them to fit our project and then added missing pieces.

You can certainly get a high quality, basic stoop for a lot less. It all depends on what you want.

As one aside, the ice/snow melting system is amazing and not that expensive. I would strongly suggest that you consider it even if you are putting in a basic stoop. No more salt, no more chemicals, no more shoveling, no risk of sliding head-first down the stairs.

We used Mohammed Islam of M&S Construction and were delighted with his work. The finished product was exactly what we wanted and he was a pure pleasure to work with.
We have referred several people to him and used him for subsequent projects.

If you want to come by and look at what we did, post an email and I will drop you a line.

EJR | 8 years ago

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Hard to say because it is likely dependent on condition. If structurally sound, then I would ballpark $10k. If not structurally sound, more than that (obviously). You sloping side wall could be a structural concern. I used http://www.brownstoner.com/services/general-contractor-nyc/d539b3330a5f02/progressive-contracting-ny-corp-88-church-ave-suite-2-brooklyn-ny-11218/ for what it’s worth and was pleased with the work.