nyc general contract (gc) & costs

16 years ago

We are remodelling our house in Brooklyn, NY and already have an architect that we love. We are now in the next phase of our project and are looking for a contractor to do the work. Our architect has suggested two contractors that she works with that have different strengths and we intend to get bids from both of them. However, we are looking for a third contractor as well, to compare to her connections. I know you are supposed to ask people you know, but we do not know anyone who has done a remodel the way we want (legal, with insurance, etc, with a plan, not haphazardly).

We want to spend something like $100k. Some of what we want to do is: replacing all the wiring (over 60 years old); redoing the kitchen, replacing all the windows (all custom - quotes are coming in around $24,000 for tilt and turn), replacing boiler and heater, moving 1 wall to create a laundry room, opening up and turning the staircase in the living room, repainting pretty much everything, and some other small things.

- Does anyone have a contractor they can recommend that is not aimed at millionaires and will take on work in Brooklyn of our size?

- Does anyone have thoughts on whether we are totally out of our mind with a budget like and and our desires?

Thank you all for your help!

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Comments (5)

User
16 years ago
That's a doable budget for DIY, not for paid work in New York. I'd expect the job to be at least double to double and a half. Rewiring the whole house will run from 20K to 60K, depending on what and how it's done. THe easiest and cheapest way would be for you to move out, and rip out everything down to the studs and start over and then re drywall. Running wires through existing construction while trying to maintain some semblance of intact wall is more than twice as hard and expensive.

Same thing for the wall removal and staircase redo. Move out while it's done, and expect it to cost you twice as much as you think it will.

Data on "average" kitchen remodels (average kitchen size of 12 x 10) indicate the costs are around $27K, and that's without any moving walls or significant plumbing and electrical updates. Those items will bring it into a whole other category as will using professional grade appliances or pricy cabinets like painted inset or non standard sized cabinets.

For the windows, even though you have a quote, that quote is not final, nor does it probably include the extras that you may not think about such as finishing off the interior and exterior trim after install or painting them, if applicable.

On the whole, I think you'd really better be ready for more sticker shock than you ever though possible and priortize your needs vs. wants for this remodel. For instance, the electrical and new HVAC sound like needs, vs. wants. The new kitchen may be needed, but it also may be able to be put off until a later time if you do a minor update like just painting the existing cabinets and new laminate tops. The staircase, unless it severly impacts your home usability, sounds like a "it might be nice if".

Or, you could just move. I'm serious. The amount of work you anticipate putting into this home is significant. The amount of money will be too. If that $200K would buy you a home that already exists that met 95% of what you're remodeling to achieve, then that's money far better spent in the long run. I'd only anticipate putting that much effort and money into a home that I knew without a doubt that I'd never move from, or that I had a sentimental attachment to or that had a really prime location that would ensure a rapid appreciation to be able to recoup it should situations change and an unanticipated sale be in the near future.
bklyn71
16 years ago
We are just finishing up a remodel of 2/3 of one floor of our Brooklyn brownstone and our costs are well over $100,000. What neighborhood are you in? Many contractors are very territorial -- they won't work outside of their usual neighborhoods.
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I agree with homechef, the liability insurance is a flow through cost. In terms of whether these are reasonable amounts, it depends on the scope of your project. For instance, is the overhead fee applicable to your bottom line? Or is it only applying to certain line items? If so, the overhead fee + the builder fee totaling 19% seems to be on the higher side for my area, which is usually about 17% for most cost-plus contracts. Also, if you are being charged a builder fee + a Project Superintendent fee + a Project Manager fee, you may want to get specificity on exactly what role each of those parties will play in the build. My builder charged a flat monthly fee which encompassed the salary for our Project Sup, his office overhead and his builder fee. Home chef gives you some really good advice that I have to echo: the project should have lots of supervision and activity on an almost daily basis. One other thing I would add for anyone building is that you WILL go over budget. I thought I would be the *special* person who could manage the project from our end and stay completely on budget, but the scope was so huge that at some point you begin to think in terms of what is efficient. For example, we added a few things now that we originally thought we would go back and do later. We realized over time that it would cost more and be too much hassle to do later. At a minimum, triple whatever your builder has set for a contingency. There will be some things that you just cannot plan for that will crop up as the project progresses. And while I'm doling out unsolicited advice ;) I'll add this: building a custom home, or doing an extensive remodel as you've planned, is a labor of love. While you will undoubtedly have to compromise on some things, choose a few key details that you have in your vision and don't let anyone talk you out of them. These projects are custom for a reason. And above all, even on the frustrating days, remember what a blessing the space will be for your family and enjoy the process! :)
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koshka
Original Author
16 years ago
We are in Gravesend. May I ask what you had done?
bklyn71
16 years ago
On our never-before renovated ground floor we have:

gutted the back 2/3 (all but the front living room (originally dining room) & hall), including removal of load-bearing wall

bricked up old windows & exterior door on back wall of house; added french door & casement window

replaced (& relocated) all plumbing in that area and as an unanticipated consequence, in the bathroom on the 2nd floor

rewired that area & added new fusebox (or whatever you call it)

new boiler

new ceilings, walls, hardwood floor in kitchen/dining room

created laundry room/pantry & added necessary plumbing

expanded 1/2 bath to include a shower (old bathroom also completely gutted)

& of course, all new kitchen cabinets, appliances, etc.

added a Mr. Slim ductless a/c unit

Oh, replace concrete & Bilco door in back of house (that's what they're doing now)

We're doing our own painting.

some costs:
electrician: $14,500 (there will be add-on costs though)
plumber: $16,000 (before add-ons)
plumber & boiler: $8,000
contractor: $85,000 (before add-ons)

Anything else you want to know?
koshka
Original Author
15 years ago
Hi,

Thanks for this information. I do have a question regarding your contracting - how specific were you in what went on the contract? for example for the boiler - did you specify who would connect it and how? or for the laundry room - can you give me an example of what went into the contract for creation of this?

thanks for all your help.

nyc general contract (gc) & costs

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nyc general contract (gc) & costs

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