Cost per square foot for gut reno?

Can anyone tell me about gut renovation costs in Manhattan? We are in a bad spot financially due to covid–went into contract right before quarantine and can’t get out of the deal without losing deposit. Apartment is not habitable right now. Anyone do a gut reno recently who could tell me price per square foot? We don’t need to move any plumbing or electrical.

zoetica

in Renovation 4 years and 10 months ago

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cate | 4 years and 10 months ago

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Your scope of work is not big. This is not a gut renovation by any means. How big is the apartment — how many rooms, and how many square feet (how many doors, windows, etc.). If you were doing these items separately and not as part of a bigger job, figure $1.50 to $3 per square foot on the floor refinishing, depending on what exactly you want done and who you hire. Figure $12K to $100K on the new kitchen depending on size and finishes. Depending on the size of the apartment and the size of the crew, you could be looking at three weeks to six weeks or so of work (assuming you have all materials and appliances needed before they start). A small crew might charge approximately $2,000 a week in labor (this is a very rough figure — don’t rely on it too much — will vary tremendously depending on how many people they have working at once and overall size and length of job). Plus there will be overhead for insurance and other items. Please get recommendations for general contractors from people you know, not from websites. Another route is to interview architects (you can l ook at their work, interview past clients, get recommendations from people you know, etc.) and they will recommend general contractors they have worked with, bid out to three, and you will select the one you want to work with. Re architects, if you are in a prewar co-op, you need someone with experience with working in prewar co-ops specifically so they don’t do silly things like specify appliances that require electrical service the co-op doesn’t offer. Also, for your job, they will need lots of experience with kitchens and be able to specify moldings from Dyke’s or Adriatic (etc.) — these are basic architect skills. You don’t necessarily need an architect for this remodel if the wall to be moved is tiny but if it is large you will need one and in any case they will certainly help make the project a success. Everyone i know who has ever renovated in a co-op got the recommendation for a contractor from their new co-op neighbors. They had experience in the building and knew the super and porters. Your super and the neighbors may have some recommendations. If you will do the work after the holidays, tip the building super generously to smooth the way. Etc.

Guest User | 4 years and 10 months ago

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Agree to read through the project details mentioned in the reviews! Yelp has a more strict algorithm than Google. They’ll only show reviews written by active Yelp users. Active Yelp users meaning they write reviews for Yelp often.

Guest User | 4 years and 10 months ago

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God help me then as that’s exactly how I found mine. In general I agree and also good to go look at one of their projects in person to assess if you can. Re reviews, I see a lot of reviews where it’s obvious the person or a family member (same last name – how careless) has written the review. I also find that sometimes the Google reviews will be stellar but then the Yelp reviews are average. It’s best to read carefully and between the lines in the reviews. Another thing I’ve observed is same company operating multiple websites with different names. And Google search can yield all kinds of useful info such as violations, court appearances etc from city records. When I started my project reviews weren’t as prevalent and there wasn’t as much publicly available info.

Guest User | 4 years and 10 months ago

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I agree that one of the best ways to find a contractor is word of mouth. 75% of our jobs come from that. I can give you the link to a video we created with tips on how to find a contractor. The first tip is “word of mouth”. I would hope the neighborhood contractor has a lot of 5-star reviews, and I am sure he/she didn’t pay for them. A simple google search of any contractor is the best and easiest way to find a “5-star review with at least 10 reviews” contractor. Apart from that there really is no crazy science behind it. It’s a great way to vet contractors or any business like a restaurant, mechanic etc. If I moved to Park Slope for example and a construction company was recommended I would like to see what people say about this company wouldn’t you?

RobertGMarvin

in Renovation 4 years and 10 months ago

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IMO it’s far more reliable to ask people in your neighborhood who’ve had recent work done

Guest User | 4 years and 10 months ago

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Let’s say a contractor has 5-star reviews with 3 reviews, how do you know it’s not from their family and friends?

10 reviews is a sweet spot to know the contractor has a good amount of customers.

But again there are paid reviews. Then you have to use other criteria/discretion (meeting a contractor in person, looking at portfolios. calling references) to hire a contractor.

Guest User | 4 years and 10 months ago

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Of course, there are paid reviews – It exists in all industries! But it’s a different story when you can provide phone numbers and actual photos of people who left the reviews.

There are good contractors out there with good reviews. Simple as that.

RobertGMarvin

in Renovation 4 years and 10 months ago

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Sorry— websites, not webinars—damned auto-correct!

RobertGMarvin

in Renovation 4 years and 10 months ago

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Cynic that I am I suspect that it’s because the contractor who made that recommendation fits such a criteria on those dubious webinars. Aside from that it IS a good idea to get multiple estimates.

restorationcontractor | 4 years and 10 months ago

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Just curious where would one look for contractors with “5 star reviews with at least 10 reviews” on other than “pay to play” websites?

Guest User | 4 years and 10 months ago

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Hi,
it really depends on the condition of your apartment and location.

As a contractor, it’s very difficult for me to throw out a number without looking at your apartment first.

I’d suggest you have three contractors look at your apartment and provide estimates. It won’t cost you anything financially. Each of these contractors should have 5-star reviews with at least 10 reviews.

Best,
Adrian
Golden Talon Construction

restorationcontractor | 4 years and 10 months ago

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This question is kind of like asking “how much does it cost to eat in a restaurant” the cost is going to vary widely.
Why not just get estimates from contractors so you have an actual cost?
Has your attorney confirmed there is no way to get out of the contract without losing your deposit?

jen-kg | 4 years and 10 months ago

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I am not positive, but if you lost your income and can no longer get financing/complete the financing agreement you entered pre-covid, I think you may have a chance to keep your deposit? Thankfully I’ve never needed this but I thought financing was the only thing that could derail a transaction. If you’re really in a tough spot, one option you may want to look into is re-listing it after you close but before any work. Maybe a neighbor wants to expand? If you have to sell mid project and are unable to finish the renovation it could be hard for your buyer to get the appraisal they need. Otherwise, I would guess the work you are describing is around 200-250 but it’s really hard to tell – do you need to level the floor, is there a bathroom to redo, what level of kitchen do you want? Good luck. I’m sorry this is not an easy time for you.

zoetica | 4 years and 10 months ago

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We’ve gotten such differing information from different sources. One person says 250K for the whole thing is a good deal because architects and contractors are in high demand due to covid. Another says contractors and architects are looking for work and willing to go lower than usual because of lack of jobs.

zoetica | 4 years and 10 months ago

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Ok thanks, didn’t know that! Here’s what I know we’d need (not including finished materials): new doors and casings, new window frames, crown and base molding, new radiator boxes, kitchen installation. Floors need to be refinished. Possibly need to move a wall, which will require some work on floor so that floorboards align with new wall.

captainzorikh

in Renovation 4 years and 10 months ago

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Not really a gut reno in my book if you’re not moving plumbing and electrical. It might be more helpful for you to describe all of the work that actually needs to be done.