Sink in Kitchen Island - What Does that Add to the Price?
Sorry – I read ‘adding to the price’ as adding to the price for the house, not the price for the job. I get you now. I like old details, too, tin ceilings and wood floors. You’ll figure out what your options are, and will have to make some decisions about what you prize more – keeping the details you have v. functionality of a kitchen. Different people come out in different places. Keep doing what you are doing – looking at options – there’s often one layout option that hasn’t yet occurred to you that eventually occurs.
brokelin
in Bath & Kitchen 12 years and 1 month ago
7
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7 replies
jeanmarine2 | 12 years and 1 month ago
I’m interested in feedback as to what putting a sink and dishwasher in a kitchen island we’re adding, adds to the price of the kitchen job. Complicating things is that we have nice hardwood floors and a nice tin ceiling in that room that we prefer to keep (the tin ceiling is higher priority, we could replace the floor if we had to). We just added a header over the future kitchen island after taking out the wall between two rooms to make room for the island, and we’ll need a column/post (and might have two posts for symmetry, book-ending the island). Can we keep the floor and/or tin ceiling if we add the sink in the island? I personally prefer an island with no appliances but the appliance/cabinet wall is 10 feet long if we leave an airshaft and fitting everything along 10’ will be a challenge; so having the island contain one appliance would give us a better triangle and breathing room. So for us it’s a question of, do we cut into the air shaft and dumbwaiter for more space, or put an appliance into the island – and which one is a better value for the extra money. If we HAD to do neither, it’ll be one of the more crowded 10-foot-long kitchens running along one wall, with a nice sized island opposite the workhorse wall (basically no countertop other than on the island)…
jjq | 12 years and 1 month ago
Another option is to remove the Kitchen Door which opens on to the deck, and put in a window and appliance (sink) on the same wall. These keeps your “triangle” kitchen workspace if you put the range agains the existing party wall. You could use the dumbwaiter space to partially embed the fridge into what was the airshaft/dumbwaiter. In any case, we have the same problem, and have decided that changing the existing dining room windows into “Pivot doors” will give us plenty of access onto the deck– we simply dont need the existing kitchen door. The only drawback I can visualize would be for grilling on the deck– We will have to prep in kitchen, move through dining room out to deck through pivot dooors, and then grill. It may be nicer to access the grill through a kitchen door. Pix is of our unrenovated kitchen and wall between Kitchen and DIning Room which will eventually be removed.
http://cdn.brownstoner.com/5164088f7dd21-processed-back_wall.jpg
cate | 12 years and 1 month ago
If you put a sink in the island, you have to run sewer waste, supply lines, and a vent to the sink. Is the kitchen over an easily accessible cellar? Then the waste and supply lines won’t present much of a problem. You can’t vent the sink except with a pro-vent, which is against NYC code. As for the cost, figure a plumber will take a day or two to install the necessary plumbing. Depending on their hourly rate, you might be looking at, say, about $4,000 or so, not including materials. If you are over a cellar, you don’t need to disturb the existing kitchen tin ceiling or wood floor. If you’re doing this by the book with permits, I don’t know how you would get a vent to code in there. Maybe architects on this board could weigh in. Have you thought about putting in a stove or under-the-counter fridge in the island instead?
boredatwork | 12 years and 1 month ago
Not sure what the tin ceiling has to do with this (unless you plan to place a cooktop on the island and vent from a hood), but they are relatively cheap to patch and replace with comparable material. Our tin ceiling was damaged during the renovation and replaced with an identical pattern.
sethamin | 12 years and 1 month ago
Island sinks can be vented via a loop below which then runs to the nearest wall to vent. Here is a good diagram: http://goo.gl/kvg1p
lamb | 12 years and 1 month ago
I have a sink & dishwasher in my island on the parlor floor and love that set up functionally… all work was permitted & inspected, no problems with venting. wish I could weigh in about cost, but it was folded into a large scope of work–sorry. like bored-at-work, I’m confused as to why you’re worried about the tin ceiling unless it’s in the level below the island where you need to run a waste line, etc. in any case, unless it’s got a certain patina that is hard to match you can probably find the exact same pattern at standard tinsmith on irving ave… I’ve been there probably half a dozen times for my own work and helping friends outfit a bar. they have a large selection of classic styles and they’re pretty easy to work with.
brokelin | 12 years and 1 month ago
I’m going to weigh in and just say your decision about what goes on the island shouldn’t be made by trying to figure out what will get you more on resale. Not that resale isn’t important. But each home is slightly different, with different sizes of rooms, even in otherwise similar-seeming brownstones, so there isn’t any one way you can say “sink and DW on island nets you more on resale.” It might, but it might not. What I would focus on is your particular home, and how stuff fits in there to look good and give you a kitchen with ease of function for cooking, and ease of access to get to the things you need to get to – the doors out of the room, and around the counters, etc. A kitchen that works well for you will likely work well for the next owner. Focus on that.