As an architect working in New York City, I see the land being built up in the area and it is apparent that there are very few new construction projects. The work is almost entirely renovations of apartments and houses. In this market, I have found that owners typically ask around to check with their friends or look into a service, such as Angie’s List, to find a good contractor to do their renovation project before consulting an architect.
Homeowners tend to treat construction projects like a commodity. Unfortunately, most owners have only a vague idea of what they want to do so they will necessarily only get a vague price, nothing that can be counted on.
Read on to learn the why homeowners often go to contractors before architects for their home renovation and what you need to know to get a proper estimate.
Working Together
A contractor will go to the owner’s house or apartment and say, if it is a smaller project, for instance, a kitchen or bathroom renovation, that they can do it and give them an approximate price. Bathrooms range in price from $15,000 to $40,000 and up, depending on what is being done. Kitchen prices depend on the size of the kitchen, the cabinets, countertops, backsplashes, and appliances chosen. The price varies considerably for all these different items.
For projects in New York City or for renovating or adding onto a house, the contractor will come to an owner and say, “I need a set of drawings or plans specifying what you would like to do so I can price the project out.” The plans can include walls and ceilings to be demolished, new walls, the floor areas being changed, the number of doors, the door hardware, the lights, the electrical outlets, the different finishes, etc… the more the project is specified and actual items chosen beforehand, the more accurate a price the contractor will provide to the homeowner.
Concurrently, the more selections made in the beginning will mean fewer change orders during the construction process. Change orders typically benefit the contractor more than the owner. You can make these selections with an architect, an interior designer or on your own.
In New York City, to do any major apartment renovations, you will require approval from your building’s management company which requires plans that will need to be reviewed and approved. If you are an apartment or a townhouse owner contemplating major renovations you will also require New York City Building Department or the Landmarks Preservation Commission’s approval for a building permit.
Pricing the Home Renovation
For owners that are not too concerned with price but more with the quality of the project, for example, a beautiful design and excellent workmanship, it’s important that they do research and hire an architect with excellent references who can design a project they will love. Normally, experienced architects have a pool of excellent contractors they work with thereby, avoiding a big pitfall in any project – a dishonest or greedy contractor.
If you are an owner contemplating a renovation, here are some rough pricing guidelines. I have found that luxury apartment renovations, that is gut renovations where the kitchen and bathrooms are gutted and changed, new flooring is added, the lighting and ceilings are altered, etc., the average price is around $230/sq.ft. for the project. So a 2,400-square-foot gut apartment renovation project, without structural or window changes, would cost $552,000 in contractor’s costs.
In addition to these costs, there will be the architect’s fees, the expediter’s costs, asbestos testing (required for NYC projects), and if you are in an apartment building, fees and a security deposit to the building’s management company.
In New York City, common prices are:
- Expediter: $2,500 to $3,000
- Asbestos Testing: $400 to $2,000
- Architect’s Fees: 8 percent to 20 percent of construction cost, a fixed fee or an hourly rate
- Building permit fee: 1.2 percent of construction cost (construction cost is verified by an owner’s signed and notarized Affidavit of Construction Cost).
- Management fees: Security Deposit: $2,000 or 2 percent to 10 percent of construction cost (to be returned if no damages occur in the building), a management fee, and fees to pay the building’s engineer or architect for reviewing the plans.
If you are in the suburbs of New York City, house additions can normally cost from $150 to $250/sq. ft. in construction costs. A simple deck, without curves or multiple levels, would cost from $80 to $100/sq. ft. depending on whether you use a composite material, like Trex, or woods such as cedar, mahogany, teak or ipe wood.
These are very rough guides to prices as each project has its own idiosyncrasies.
In Need of an Experienced New York Architect?
If you are considering an improvement project to your apartment, townhouse or house, contact Jeffrey Jordan Architect. We will be happy to come to your home, give you information about your project, and provide a quote for our architectural services.
Located in the Greater New York area, Jeffrey Jordan Architect specializes in the design of high-end projects such as luxury apartment and townhouse renovations, schools, churches, temples and offices.