Townhouse Gut Reno estimate

What do the experts think is the total cost of 4000 sq ft landmark townhouse gut reno at high-end end in Prospect heights (20 foot wide single family; 4 floors including garden)? By high-end I mean nice design, new central air, mechanical/electrical upgrade, quality materials, opening up part of the back facade to let in more light, 1 marble/granite bath (3 nice tiles), 5 inch stock oak floors etc, simple backyard landscaping, redoing the stairs, everything stock except custom kitchen cabinets, but no fancy brands such as Siematic Kitchen, Waterworks tub and fixtures etc (except appliances). No facade work. Any design/build firm recommendations who handle every thing under $1mm with quick execution. Not looking for manhattan prices?

katanov01

in Renovation 9 years and 4 months ago

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randolph | 9 years and 4 months ago

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In all seriousness though- I am mid gut reno at the moment and here is my budget experience: researched price per sq ft estimations, did the math and said “we can’t afford that”. Bought the house anyway, planned everything, hired everyone, put together our budget, number was too high. Worked with the GC to find savings, brought the budget down on paper. Started work, ran into issues here and there…..and we are slowly ending right back at that original “we can’t afford it” number. We are finding a way to afford it but it’s not pretty. So when someone says $250/ft they are pretty spot on. At least in my experience.

katanov01 | 9 years and 4 months ago

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randolf, I am factoring in $350k discount for uncertainty, stress and trouble (realize this is individual) + $150k for rent of an non-renovated townhouse for 1.5 year (100k per year) while we renovate and get permits while paying mortgage and taxes on this one. Brings the nicely newly renovated townhouse premium to $1.5mm+ from the one needing gut-reno.

randolph | 9 years and 4 months ago

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you really need to be heavily factoring in the emotional cost of a major renovation. how much does a year of massive stress, anger, frustration, panic attacks, giving up, marital strife, false hope and sleepless nights cost?????

architensions | 9 years and 4 months ago

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All of the above reply for pricing are within range. We are a design studio with extensive experience on the same typology of work especially land marked buildings in Brooklyn, handling great design, permitting and construction administration. We would be happy to show you our portfolio of work besides what is published on our website: architensions.com We have been recently published on the Brownstoner, Dezeen and ArchDaily, DesignBoom for our Pavilion in Brooklyn. Regards, We can be reached at +1-917-438-6831 and info@architensions.com

mr.-michael | 9 years and 4 months ago

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Gazal Brokerage group is a design build real estate company. They are really good and they are relatively new so their pricing reflects that. Full disclosure: My husband is one of the contractors in the agency. http://gazal.nyc/

sqhaexgkh | 9 years and 4 months ago

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About to finish a 3 story gut Reno (well under 4ksq ft) All in, we were about 325 a square foot not including fixtures (cabinets, bathroom stuff, tile, stone, etc). Good quality work and builders, but no custom mill work for example. I Would be shocked if you can do 4000 sq feet for under a million if you want high end finishes, just judging what we spent in PS. Our timeline was 8 months for construction, but moving in before final sign off.

neweco | 9 years and 4 months ago

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Sloppyjoe- I think I know exactly what your looking for and Should not cost $250 Per Sq.ft for that. New electric, New Plumbing, possibly new sewer new HVAC, Landscaping, etc. You just need to find the right contractor who can provide a quality product at your budget. 80K for an architect is insane for a townhouse renovation .

arch111 | 9 years and 4 months ago

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We just did the plans, expediting & special inspections for a 2-3 family conversion for 1/3 the cost people are quoting. http://nyc-dob.com

katanov01 | 9 years and 4 months ago

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Thanks you all agains. Very helpful.

curated | 9 years and 4 months ago

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250/sf while possible without facade work as far as construction costs go, starts to get very very tight if design, architectural, expediting (soft costs) are included. A more realistic figure using quality stock items (for the most part) and all soft costs is likely closer to 1.2 million. A 9 month construction timeline is realistic if and only if your design and material specifications are properly and completely done before construction begins. Additionally some other posters mentioned that contractors require the owners to purchase finishes. That to me is a recipe for disaster, change orders, miscommunications and delays. As a design build firm we handle the entire process start to finish. It is way more efficient that way. Feel free to contact us and we can give you more info. www.curatedny.com

carmenf | 9 years and 4 months ago

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I agree with a2chitect about $300 to be safe, but still even on the low-mid range end (not ultra high-end finishing work.) Keep in mind that owner supplied materials can add up FAST- think 13 doors at $600 a piece, 4 bathroom vanities at $4k each for the basin, top and vanity, $1k toilets (or more, waterworks was out of our budget!) $90 per sqft for fancyish tile… and that’s not even super high end! As far as the timing goes, when are you looking to start? The GC we use does similarly sized projects on around that timeline, but money talks in this industry- our job could be done faster if we had more money (more bodies!) but that gets pricey fast. Also Landmark status can slow things down- our guys did a landmarked building in ft. greene and being landmarked cost them about an additional month in waiting for approvals as things came up.

carmenf | 9 years and 4 months ago

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I think soft fees are likely over 100k for a job of that size (out job is 2600 sqft and we had quotes of over 80k for just the architect, which I think is insane but was from someone who is regularly featured on this site.) Depending on how many bathrooms you have, I’d also budget for at least 150k for hardware, appliances, fixtures, cabinets, tile, special flooring, doors, etc. Add another 15k+ if you need new windows. Add $20k for anything that includes the word “digging”.

a2chitect | 9 years and 4 months ago

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I think you better plan on $300 per sf for hard construction costs. Our experience has been closer to that price range for what you describe, not to mention that contractors today are VERY busy. It’s a harder market when contractors are not as hungry for work.

katanov01 | 9 years and 4 months ago

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thanks a lot. I will text you to find a convenient time.

Reno2011 | 9 years and 4 months ago

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Hi, I did a similar reno in prospect heights and can talk to you about costs and our contractor if you would like. you can call me at 718-855-0237 if you want more info.

c_w | 9 years and 4 months ago

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Sloppyjoe, nine months may be too ambitious relative to the existing condition and any work to restore or maintain original details etc. but it’s not an unreasonable starting point with careful prioritization. No facade work and only one kitchen should also help in this regard. If you’d like to discuss your project further, please feel free to get in touch. My contact info. is in my user profile. I’d be happy to show you projects in and near Prospect Heights.

katanov01 | 9 years and 4 months ago

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Thanks all. c_w/lurker: 9 months after receiving the permits and finalizing architectural drawings. All stock items. Carmen: Thanks a lot. So we are taking about $250×4000 = $1mm + Soft fees 100k or so?

carmenf | 9 years and 4 months ago

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sloppyjoe that does not include any soft costs- architect, DOB, expeditor, structural engineer (if necessary,) special inspections and general inspections (asbestos, soil borings and testing if you’re doing anything related to the dirt.)

Lurker | 9 years and 4 months ago

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Yeah what’s quick? Doing all that is at least a year or so I would think, especially as it’s landmarked.