Kitchen and bathroom renovation costs

Deconstructing Renovation Costs in NYC: Brownstones to Studios

Whether you’re undertaking a complete overhaul of a New York City brownstone or simply sprucing up a studio apartment, the total cost hinges on the square footage of the space undergoing renovation, the chosen quality of finishes, and additional expenses such as co-op/condo board fees and the cost of temporary accommodation.

For a foundational renovation, whether a “gut” (full demolition) or “non-gut” (surface-level) project, the average cost in NYC generally falls between $100 and $200 per square foot, encompassing both labor and standard materials (with gut renovations trending towards the higher end of this spectrum). For more premium renovations, anticipate expenditures ranging from $200 to $400 per square foot, potentially reaching as high as $800 per square foot in exceptional cases – the final figure being dictated by the quality of finishes and fixtures, and the extent of bespoke elements.

This cost metric is also influenced by the property’s current state; pre-war co-ops and brownstones frequently present their own distinct challenges, such as awkward layouts that don’t align with modern lifestyles and/or obsolete plumbing and electrical systems.

Since no two projects are ever identical, per-square-foot averages offer a somewhat less precise prediction. Nevertheless, grasping how the per-square-foot value is calculated helps illuminate what you will be investing in – and what will constitute an extra charge.

Your overall cost may fluctuate based on:

The time commitment required for design work.
The complexity involved in obtaining approvals and permits.
The expenses for skilled labor and the actual construction.
The selection of materials and finishes.
The degree of customization desired.
“Implicit costs” (detailed below).

Comparing Renovation Costs: Brownstone vs. Condo or Co-op

While renovating a condo or co-op apartment in New York City typically involves less extensive work than a brownstone, the bureaucratic hurdles posed by co-op and condo boards and the buildings themselves can often negate any potential cost savings. These obstacles include:

A multi-stage approval process that can extend over several months.
Strict liability insurance mandates imposed on contractors, often ranging from $1 million to $5 million, with some buildings also requiring a $1 million policy specifically for the contractor’s vehicles.
Elevated labor costs, as boards frequently insist on licensed professionals for even minor tasks.
Rigid daily start and stop times, limiting the amount of work that can be accomplished within a given day or week, and prohibiting work on holidays and weekends.
The need to interact with numerous neighbors and building staff (and offering gratuities to the latter as appropriate).
Building regulations that might compel you to upgrade plumbing lines when replacing fixtures, sometimes at your own expense.
Potential late fees for exceeding the stipulated project completion date.

If you are renovating a brownstone, despite the absence of a governing board and greater freedom in your choices (subject to applicable landmark district restrictions), your renovation is likely to extend far beyond what’s involved in an interior apartment remodel. This could potentially include:

Structural and roof repairs.
Exterior enhancements, such as facade restoration and painting the stoop and railings.
HVAC system upgrades.
Electrical system modernization.
More extensive alterations to the layout.
Expanding the footprint, either by building out a garden-level extension or adding levels to the top.

Consequently, the average cost per square foot tends to align for co-ops, condos, and brownstones, ultimately depending on the level of renovation you choose to pursue.

Beyond the expenses integrated into the aforementioned square-footage calculation, other costs are associated with renovating a co-op or condo. It’s crucial to consult your specific board to ascertain the exact fees (and potential penalties) involved, as these can differ significantly across various buildings. At a minimum, you can anticipate paying upfront fees ranging from $250 to $500, or the board might require a non-refundable deposit calculated as a percentage of the total renovation cost (e.g., 1% of a $750,000 renovation would amount to $7,500).

Some boards also transfer the cost of having their architect review your plans, charging either an hourly or project-based rate, typically totaling around $1,000 to $2,000. Occasionally, a building will require you to cover the cost for the building’s architect to monitor your renovation from commencement to completion, conducting inspections at critical junctures (e.g., before walls are enclosed) and reporting back to the board. This can add another $8,000 to $12,000 to your renovation bill. You might also face a fee (for instance, $50) for each day the crew moves equipment in and out, as well as a penalty for projects that extend beyond the initial completion date. (Recommendation: Ensure your architect incorporates this into the contractor agreement, making your contractor liable for delays.)

Understanding Gut Renovation Expenses

Are you planning to undertake a “gut” renovation of your apartment or brownstone – meaning stripping the existing space down to its bare studs, plumbing, and wiring? If so, the potential expenses are typically higher than for “non-gut” (cosmetic) upgrades, such as simply replacing kitchen cabinets or bathroom fixtures, due to the need for more intricate planning (by an architect) and Department of Buildings permitting.

The average per-square-foot cost for a gut renovation utilizing mid-range materials is between $250 and $300.

For example, to gut renovate a 2,500-square-foot pre-war apartment, you should anticipate spending approximately $625,000 to $750,000. Double that figure for top-of-the-line enhancements.

Expert Advice: With over 50,000 square feet renovated in NYC, Bolster possesses the expertise to guide New Yorkers through any renovation challenge, from navigating Landmarks approvals to meticulously recreating pre-war details, while offering complete transparency on project milestones. “Bolster is the only renovation firm that provides a fixed-price cost upfront. Once we conduct due diligence and verify the existing conditions of your property, we assume responsibility for unforeseen project costs,” states Anna Karp, CEO and co-founder of Bolster. Ready to begin your renovation? Learn more >>

Similarly, renovating a 3,200-square-foot brownstone averages around $800,000 to $960,000. This typically covers updating mechanical systems, replacing kitchens and bathrooms, refinishing flooring, and updating the roof, windows, and facade. However, if you are planning significant structural alterations (such as extending the rear or adding to the top) and selecting the most luxurious finishes and furnishings, your total expenditure could approach $1.6 million. When renovating a brownstone located within a historic district, securing Landmarks Commission approvals will push the total closer to $2 million-plus.

While these figures might seem substantial, a comprehensive gut renovation of your entire apartment or brownstone can yield the greatest return, particularly if you intend to reside in the home for at least five years. Renovation costs (for both labor and materials) are projected to increase over time, and undertaking work incrementally will ultimately incur greater financial outlay and inconvenience. Larger projects are also more appealing to high-caliber architects and contractors, some of whom exclusively undertake such extensive work.

Even though kitchens and bathrooms in New York City might be compact, the expense of renovating them is not.

What is the cost to renovate a NYC kitchen?

Anticipate paying $25,000 to $40,000 for a mid-range kitchen renovation, with costs escalating significantly (to $90,000 and beyond) depending on the size and chosen finish levels.

Your kitchen’s size is merely one factor; generally, plumbing, electrical, and construction matters (such as wall removal) must also be addressed.

Expert Insight: “To accurately price your new kitchen, first determine the cabinetry, stone, and appliances. The total for these items typically surpasses the construction costs. For example, you can readily spend $30,000 to $50,000 on stone, cabinetry, and appliances for a galley-sized New York City kitchen where the construction cost is $25,000,” advises David Ackerman, a New York City general contractor whose renovation company, Urban Standard, has revitalized numerous kitchens across Manhattan and Brooklyn.

Remember that time also equates to money, especially if you are paying for alternative accommodation during your renovation, notes Ackerman: “My paramount piece of advice there is to engage a cabinet fabricator with whom your contractor consistently collaborates, enabling them to reliably predict lead times.” Have more questions about undertaking a kitchen renovation? Schedule a complimentary on-site visit or telephone consultation with the renovation specialists at Urban Standard. >>

The selection of fixtures and finishes is the most significant determinant of the overall cost. A small kitchen adorned with high-end materials and appliances could ultimately cost more to renovate than a larger kitchen with more budget-conscious options.

If you opt for standard selections (e.g., from major retailers like Home Depot or Lowe’s), such as GE or Frigidaire, expect to spend anywhere from $400 to $3,000 for each appliance. Designer ranges (e.g., Wolf and Viking) and refrigerators (Sub-Zero and Liebherr) will typically cost between $6,000 and well over $10,000, particularly for custom integrated units.

Countertops and backsplashes encompass a similar price range, with standard subway tiles being considerably more affordable than marble, quartz, or other custom-ordered materials. Budget approximately $25 per square foot total (including installation) for subway tiles, and over $100 for higher-end options.

The cost to renovate a typical NYC bathroom:

The baseline for a standard 5-by-7-foot bathroom gut renovation in NYC is $25,000, potentially increasing to closer to $50,000 depending on material choices and whether the bathtub will be replaced. (Note: You might achieve substantial cost savings by renovating two or more bathrooms simultaneously.)

The high cost, despite the relatively small square footage, is partly due to these spaces involving more than typical plumbing work, especially if you are altering the placement of fixtures (toilets, sinks, and tubs). Surfaces – including flooring, tiling, and countertops – will also contribute to cost escalation, as will fittings (the term for faucets and showerheads) and fixtures.

Consider toilets, for instance. A basic model can cost as little as $400, while advanced models featuring heated seats and other premium features will set you back over $3,000. Sinks fall within a similar price range, with custom options being even more expensive.

As with kitchens, tiles and other surfaces present a wide cost spectrum, except here you may be using them to clad entire shower walls, the floor, and a bespoke vanity.

Radiant flooring is another common upgrade, averaging $20 to $25 per square foot, including installation.

The cost of adding a second bathroom:

Unlike renovating an existing bathroom, adding a new one typically involves extensive plumbing and electrical work – meaning more time securing Department of Buildings (DOB) permits and inspections, as well as board approvals if you reside in a co-op or condo. Therefore, anticipate costs starting at around $50,000 and increasing based on the quality of finishes (as discussed previously).

Expert Insight: “Most of the additional cost of a new bathroom is related to new plumbing work,” explains David Ackerman, president of the New York City-based renovation company Urban Standard. “So, assuming your co-op or condo building permits ‘wet over dry’ renovations – meaning your new bathroom could be situated above a ‘dry’ room like a bedroom or living room – you need to select a location somewhat near a plumbing riser where the drain and supply lines can be connected. It’s also crucial to specify the type of tiles, stone, and plumbing fixtures you desire before finalizing the project, allowing you to confirm that the total cost comfortably aligns with your budget.”