Tips for your NYC bathroom remodeling project — including permitting and board approvals, cost factors, tub-to-shower conversions, and adding a washer/dryer

If you’re planning a full bathroom gut renovation or a simple refresh in NYC, your renovation team will guide you through the process. It’s important, however, to have a general understanding of what you can expect, especially if you’re not familiar with the city’s unique challenges. We’ll outline how to remodel a bathroom in NYC and how to attain your vision that fits your budget.

Permits and plan approvals

If you understand what makes NYC such an attractive city to live in, you won’t be surprised why it also has some of the most restrictive building and health codes in the US. A high population density, aging infrastructure, and historical preservation mean most remodeling work needs to be permitted. The approval process includes an unbiased third party (in this case a building inspector) to inspect and approve the work. Additionally, all permitted work must be handled by either a New York State Licensed Professional Engineer (PE) or an architect registered with the State of New York. 

While time-consuming and complex, it’s an effort to maintain buildings’ structural integrity. For example, many NYC bathrooms have been remodeled countless times, so requiring a standard level of quality is important for future residents of the building.

However, there are projects that don’t require prior approval and which won’t affect any MEP (mechanical/electrical/plumbing) or change support structures. This includes projects that only change the appearance of the space. Some minor alterations such as resurfacing existing floors do not need a permit. However, the contractor must be licensed with NYC. 

NYC remodeling factors

Condo and co-op board approvals and restrictions

Condo and co-op boards can impose restrictions on your remodeling plan depending on where you live in the city. Before finalizing your budget planning, identify any potential approvals you may need to avoid surprises. 

Approval process: Boards typically require detailed renovation plans, including architectural drawings, materials, and a timeline. These need to be in compliance with building rules, regulations, and bylaws.

Permits and insurance: Proof of the correct permits and insurance coverage needs to meet legal and safety standards.

Contractor approval: To maintain quality control, some buildings require contractors to be licensed and insured. We can connect you with vetted Sweeten firms who have experience with your scope.

Fees: Depending on the bylaws and boards, the homeowner may need to pay a fee for administrative work, common area usage, or any potential damage.

Gut remodel vs a “rip-and-replace”

Will your remodel simply be replacing what is already existing or will the space be redesigned? A “rip and replace” refers to the process of removing an existing feature such as a sink vanity or a shower and installing a direct replacement. The most straightforward type of remodel is where no electrical or plumbing is being moved elsewhere in the room. 

Conversely, a gut remodel is a space that is redesigned or reimagined. Here, walls, plumbing, or electrical are removed or added and the process must follow NYC’s strict building codes. An architect will need to submit plans for these types of changes and have permits approved. 

Also during a gut remodel, your contractor may discover an apartment’s electrical circuit capacity or plumbing is not up to code and needs to be updated. These can be a surprise for first-time renovators, so your Sweeten contractor can walk you through the process.

Tub-to-shower conversions

Bathtubs are usually about 3’ wide and 5’ long. Converting a tub space into a shower can include body sprays and other amenities, since there is nearly 15 sq. ft. to work with. Keeping the shower drain in the same location simplifies and speeds up the connection process. However, if the drain and supply pipes need to be relocated, the cost will increase depending on the extent of the required work. 

With the popularity of accessible and universal design concepts, tub-to-shower conversions have been increasing. These concepts align with the Americans with Disabilities Act allowing for easier access without the need to step over high tub rims or shower curbs. The addition of grab bars also helps prevent slips. These changes provide greater independence for aging homeowners. Debbie posted a project for her father whose wheelchair and walker would not fit in his bathrooms. Their Sweeten contractor created one large bathroom with a walk-in shower, grab bars, and a pull-down seat.

Adding a Washer/Dryer to Your Bathroom

If space allows and your building’s alteration agreement allows washer/dryer installs, it’s often possible for a bathroom to accommodate the units by rearranging the floorplan. Isis and Stephano’s Sweeten contractor knocked down a wall and took over two adjacent closets to build a new one inside the bathroom. To fit a pair of 24-inch stacking units, it “took amazing Tetris skills” on the part of their contractor, noted Stephano. 

Take note that installing a washer/dryer combo requires additional services. You will need both cold and hot water connections, a new drain system, and a new 50A electrical circuit at a minimum. It will also need an exhaust vent.

If your building and contractor agree it’s possible, consider a ventless unit. Sweeten homeowners Lynn and Craig added a compact ventless washer and dryer in their 24-square-foot half bath. “Remodeling this room has been a life-changer,” she said.  

Check building access and hours

Many buildings in NYC have limited access to elevators or have narrow staircases, making it difficult to move materials and equipment to the renovation site. Check your alteration agreement on any rules for handling common areas during construction. There may also be certain hours that construction is allowed to happen as well as the use of the elevator.

Budgeting and cost factors for bathroom remodeling in NYC

Briefly, here’s what you can expect when putting together your budget. The primary cost considerations for a bathroom remodel include size, finish level, scope, and service. A full renovation (without layout changes) of a standard full bathroom with just a general contractor will begin at:

• $18,000+ for a budget bathroom renovation
• $28,000+ for a mid-grade bathroom renovation
• $40,500+ for a high-end bathroom renovation

Post your project on Sweeten and you’ll be connected with a selection of vetted contractors in NYC. They will have experience with a scope like yours and within your budget range. If you’d like to walk through your budget before meeting with any contractors, we can jump on a call and help you.

Identifying your renovation team and finding a contractor

Based on your scope, here are the renovation professionals you may need on your team. For projects without any layout changes and you’ve already done research on style and materials, you can hire a general contractor directly. Partner with an architect for a more complex scope, or an interior designer if you need their services. A hybrid design-build firm is also an option.

We suggest getting at least three bids to compare. Our free matching service will connect you with general contractors or design-build firms in NYC including women- and minority-owned companies.

How long does a bathroom remodel take?

Typically, we recommend planning for a timeframe of 2-4 months, start to finish, for the completion of a bathroom remodel, including 4-8 weeks for the construction phase. However, each project is different. The timeframe depends on factors such as the complexity of the project, the size of your bathroom space, and the scope of work involved.

For instance, if you’re not making changes to the bathroom’s layout, electrical or plumbing systems, and opting for materials that are in stock, you can expect the renovation to be finished within a few weeks. However, it will take longer if you’re relocating plumbing and electrical, need permits and board approvals, or ordered custom items.

Sweeten homeowner Erica gutted her small NYC bathroom but without moving any plumbing and revamped the entire look. They encountered no obstacles during the process, and the project took five weeks to complete.

Here’s a general breakdown of the step-by-step process and estimated timeframe.

Phase 1

1. Hire an architect or designer (if necessary) – Planning and design with a professional may take a few weeks depending on the availability of all parties. If you’re not working with a professional designer, start gathering your own inspiration and organize your wishlist into must-haves vs nice-to-haves.
2. Hire a contractor – For a bathroom remodel, finding vetted contractors, getting a few estimates, and hiring the right one can be done in as little as 2-3 weeks with Sweeten. The contractor can apply for your permits on your behalf and help navigate your building board approvals, if necessary.
3. Obtain permits and approvals – Depending on the efficiency of the permit process, the approval time can take anywhere between a few days to a several weeks. The same goes for board approvals if you’re in a condo or co-op building.

Phase 2

   1. Demolition – Plan on demolition taking a few days to a week depending on the complexity of the demo. Expect delays if issues are discovered when the walls come down. For example, in NYC, demolition is carefully monitored to prevent asbestos, lead, and other harmful elements from being released. If any are found you’ll need the services of an abatement company, so budget accordingly.

2. New framing – If no additional framing is required, this step can be skipped.

3. Tub and/or shower installation

4. Plumbing, electrical, and HVAC – This stage involves roughing in new plumbing and electrical lines or adjusting existing ones. If there are no issues, it can can take a few days to a week. 

At this stage, the project will be re-inspected by an official before the work is covered by drywall, plaster, or finished flooring. If any corrections are needed, they are made and the work is re-inspected and approved.

Phase 3

1. Insulation
2. Drywall and floors – Installing new walls, flooring, and any sub flooring, if needed, can take several days to a week dependent on the materials and room size.
3. Cabinets and fixtures – Plan for a few days to a week to install the tub, shower, toilet, and fixtures.
4. Trim, accessories, and painting – These final touches usually take a few days.

Connect with Sweeten contractors

Tips on surviving a bathroom remodel in NYC

Surviving a bathroom remodel in NYC can be challenging, but with proper planning and preparation, you can make the process more manageable. Here are some tips to help you and your family navigate:

Plan ahead

Create a detailed renovation plan and timeline before starting the project. Consider factors like permits, material selection, and contractor availability. Planning ahead will help you stay organized and minimize disruptions.

Set realistic expectations

Understand that bathroom remodels can be messy, time-consuming, and disruptive. Be prepared for inconveniences such as limited access to the bathroom, noise, and dust. Having realistic expectations will help you stay patient throughout the process.

Communicate with your contractor

Maintain open and frequent communication with your contractor. Discuss project timelines, progress updates, and any concerns you may have. Good communication will help address issues promptly and keep the project on track.

Create a temporary bathroom setup

If possible, set up a temporary bathroom arrangement such as a family or neighbor’s bathroom to make your daily routines more convenient.

Protect your belongings

Prior to the remodel, remove or protect any valuable or fragile items in the vicinity of the bathroom. Dust and debris can travel during construction, so covering furniture and belongings will help prevent damage.

Maintain a flexible schedule

Understand that unexpected delays or changes may occur during the remodeling process. Be flexible with your schedule and prepare for adjustments as needed.

Practice self-care and a positive mindset

Remodeling can be stressful, so remember to take breaks and step away from the construction zone. Remind yourself that the inconvenience and disruption caused by the remodel are temporary. Focus on the end result—a beautiful and functional bathroom that enhances your living space.

If you’re ready to renovate your NYC bathroom, we can match you with vetted contractors who have experience similar to your scope, in your location, and within your budget. Post your project to get started!

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post A Guide to Remodeling Your Bathroom in New York City appeared first on Sweeten.

How to navigate a renovation in NYC including costs and permits with guidance from your contractor

Unique remodeling considerations in NYC

For a remodeling project in most New York City homes, you’ll be dealing with an older, high-density, multi-family building. Working with electrical, plumbing, and structural changes in those types of structures will be more challenging than in a single-family home. While Sweeten contractors can handle these complex projects, having an understanding of how to remodel an apartment in NYC will benefit you during the process.

Renovating in NYC means dealing with the Department of Buildings (DOB). Their job is to ensure that all building projects adhere to building codes and zoning. A project will go through the standard plan examination and permit process. Your contractor can help you connect with a Professional Engineer (PE) or Registered Architect (RA), who can act as the Registered Design Professional for your project. The PE or RA will submit your plan to the Department and work with them to gain approval.

Much of the city’s housing stock—old and new—is part of a condo/co-op/HOA model. This detail can have a major impact on your project. If this applies to you, check your building’s alteration agreement to know what you can do in terms of remodeling your home. You may have to submit your design to your board, as well as to the Department of Buildings.

Cost factors in NYC

The basic reality of remodeling in NYC is that it’s more expensive than in other places in the US. Contractors cover higher business insurance and labor costs, for example. All these costs contribute to a median home cost that’s more than double the median figure in the rest of the country. The cost of living index reaches 168.6 overall.

Average renovation costs in NYC

Your alteration agreement outlines the building’s logistical requirements that the contractor will need to follow. Allowable construction hours, protecting the common areas, or service elevator hours impact the cost and timeline of your remodel. 

Apart from logistical considerations, what are you dreaming of for your home? It’s important to know that the “wet” spaces—the kitchen and bathrooms—cost much more per square foot than the other rooms. In fact, you can plan on about $300 – $400 per square foot for these spaces. The other rooms, such as the living room and bedrooms, or the “dry spaces,” will be about $30–50 per square foot, depending on the level of finishes you choose.

Sometimes a “dry space” like a living room will surprise you in an older building and add value on its own as it did for Sweeten homeowners Emily and Dan. During the remodeling of their NYC condo, they found old brick hiding behind sheetrock. It turned out to be the perfect iconic New York touch they were looking for. The exposed brick wall is now an architectural focal point. 

How much a kitchen remodel costs

Here are some cost examples for a medium-sized kitchen of 90-120 square feet, excluding the cost of appliances:

• Budget kitchen renovation costs: Starting from $24,500
• Mid-grade kitchen renovation costs: Starting from $37,500
• High-end kitchen renovation costs: Starting from $76,000

How much a bathroom remodel costs

If you’re planning a complete renovation of a standard full bathroom in New York City, with basic general contracting services and no layout changes, here are the estimated starting costs for your project:

• Budget bathroom renovation costs: from $18,000
• Mid-grade bathroom renovation costs: from $28,000
• High-end bathroom renovation costs: from $40,500

Gut or non-gut renovation

With an extensive scope, a gut remodel involves taking the walls down to the studs or framing or when walls are moving for a new layout. 

A whole-home gut renovation is extensive. A project scope of work can include:

• Electrical, including switches and outlets
• Plumbing
• Demolition
• Framing, including new walls and repairing/reworking existing
• New insulation and drywall
• Heating and cooling system

Tina and Andrew’s Sweeten contractor tore down the wall between the kitchen and the living room—but only partially. A large seated countertop was installed in its place. The kitchen now has a view of the three living room windows making it the brightest space in the co-op.

In contrast, a non-gut renovation keeps the existing floorplan with no major repairs that need to be made. Barring any surprises, the cost will be less and be finished faster.

In a non-gut, a home refresh can include bathroom and kitchen upgrades with new materials and fixtures. The scope can also include whatever fits your vision for your new home, such as new closet builds and refinished hardwood floors.

Submitting permits

Experienced construction professionals help you manage the permitting process and the required paperwork for the board and DOB. Depending on your project scope, you’ll need to factor in permit costs. Major work like moving walls, upgrading or installing new electrical, plumbing, HVAC, and gas lines require permits, as well as specialized labor, for the more expensive behind-the-scenes steps.

Film director and novelist Jan Eliasberg remodeled her 1,750-square-foot penthouse co-op in NYC. Installing a central air HVAC system caused months-long delays but her Sweeten contractor knew how to keep the project moving along.

Upgrading the electrical and plumbing

The cost of a gut renovation depends on the age and condition of the space and the structure it’s located in, whether it’s a building or a house. If the work is in an old building or a historic district, updating house mechanicals, such as electrical panels or old pipes, must also be considered. Pricing for the “unseen” costs of your renovation can be difficult to anticipate which are ususally found after the walls are opened. 

Adding or upgrading any electrical and plumbing would be considered a gut renovation and an architect would be required to draw up the plans. Keep in mind that different forms of labor can be priced very differently, with wiring and plumbing work, for example, tending to be more expensive. Saving money on these types of infrastructure is not recommended. It is important to hire licensed and qualified experts to handle these jobs. Cutting corners could result in costly issues in the future.

You can save money by mapping out a clear plan. Getting an architect or designer on board early for a major transformation can help you avoid costly changes mid-stream. 

Improving hardwood floors

Another way to save time and money is to include hardwood floor refinishing or replacing in the scope, if this was something you were thinking about. Since the renovation crew is already on-site, and the contractor has access to flooring subcontractors, you can take advantage of their services and streamline the process.

Floor repair is challenging, and matching the existing flooring is unlikely to be perfect, even for skilled professionals. To achieve a consistent result, replacing planks and refinishing the entire floor is necessary. If more than 30% of the floor requires repair, it’s recommended to get a quote for a new floor instead of repairing it.

One Sweeten contractor recently refinished the hardwood floors for a 1,600-square-foot apartment in NYC for $12,800 or $8/sq ft. Another Sweeten homeowner replaced the floors of a smaller 616-square-foot one-bedroom apartment. The project installed engineered wood and soundproofing for $8,770. The budget for materials and labor worked out to $14/square foot.

Creating an open concept

If you’re looking to create a new layout and move or bring down any non-structural walls, this will require architectural services. 

Removing walls for an open concept is still in demand but flex living provides versatility. The popularity of open-concept living has been impacted by the shift to working from home. Sliding doors and partitions help control sound traffic, offer an open view, and define separate spaces. Claire and Dan’s Sweeten renovation turned their NYC co-op studio into a junior one-bedroom with a custom sliding partition.

Another option is half walls, which visually create another “room” for privacy. This is the best of both worlds without feeling walled in or blocking natural light.

Skim coating for smooth walls

Skim coating is a technique that can make the walls of your home look perfect. Nicks and scratches are filled in and bumps are sanded down. While skim coating is not necessary, it gives your walls a flawless look under any lighting. It can be expensive but many find the results worth the cost. The expense is due to the physical labor of hand-sanding the entire vertical surface of the walls.

Contingency planning

Homeowners should allocate an extra cash reserve for unexpected issues that may arise during a gut remodel, including those that surface after walls have been demolished. It is not unusual for this to occur. For a non-gut remodel, it’s recommended to add an additional 10 to 15 percent above the expected budget. Add more than 15 percent if your project is a gut remodel.

The contractor and the homeowner both sign change orders. These are regular adjustments made to the original contract to address additional work and associated costs. This process ensures that all extra cost issues are documented in an orderly manner.

Who should you hire for your NYC apartment remodel?

Finding a general contractor with experience in your specific project scope, budget, building type, and location in NYC can be a challenge, although they are readily available. It’s also important to consider their communication style and level of professionalism to ensure a good match.

You have three primary routes to choose from: hiring an architect/interior designer alongside a general contractor; opting for just a sole builder or contractor; or partnering with a full-service design-build firm. Each option offers its own set of advantages depending on your specific needs.

Partner with an architect/interior designer and contractor

An architect/interior designer and your contractor can pinpoint any potential issues and help distribute the budget to get what you need. Most Sweeten contractors can refer you to an architect who they’ve worked with on past jobs if your scope requires their services. Depending on the scope, an architect can supply drawings for permits or the board, if required.

More comprehensive working drawings complete with MEP information can be drawn up if walls or the layout are being altered. Set aside 10-20% of your project funds for this service. Sweeten homeowners, Ilene and Neil, brought in architect, Aaron Davis, to renovate their whole NYC condo. The project transformed the home located in a building constructed as a department store into a residential space. Some of the scope included relocating the front door, installing a new primary bathroom, and swapping a bathtub for a walk-in steam shower. 

Renovate with a general contractor

Sweeten general contractors in NYC have the expertise to upgrade your home with a rip-and-replace project or full gut remodel. Some GCs may be able to help with limited design work. It’s best to meet with multiple firms on-site to get a good sense of their experience and their communication style.  

Every renovation project requires a general contractor to oversee the daily construction work. Hiring a general contractor may best suit your job if there are no layout changes or tearing down walls; gas, electrical, and plumbing remain the same; and there are no changes that require DOB approval. You would also have a general idea of what you’d like to do with the space.

Work with a design-build firm

Working with a design-build firm means you will work with designers and contractors, all in one place. This increases efficiency and unity throughout your renovation project.

A smart move is to connect with a contractor early on to look over your home as is and talk about what you would like to achieve. A skilled contractor can spot the challenges that older buildings present and can also connect you with an engineer or architect that may be needed as the Registered Design Professional for your project.

The first step to getting started when planning your renovation is working with an insured and licensed contractor. At Sweeten, we can connect you with vetted apartment remodeling contractors in NYC who have experience with projects similar in scope to yours, familiarity with your neighborhood, and expertise in your budget.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post Remodeling an Apartment in NYC: A Comprehensive Guide appeared first on Sweeten.

From navigating building boards to choosing your renovation team, here's what you need to know when remodeling your NYC kitchen

Whether a kitchen remodel is a rip-and-replace or a complete gut with a new layout, the final result will be dramatic. Any kind of functional improvement, flow redesign, or a refresh in materials offers a brand new experience. It’s also a complex space to reimagine and can be demanding to execute well. Read our guide on how to remodel a kitchen in NYC. Here, we outline the building blocks of a renovation and the tools for a successful result.

Working with building boards and insurance

In New York City, many buildings are within the purview of condo/co-op/HOA boards. Does that apply to your project? If so, you should consult your building’s alteration agreement for guidance. It will lay out what is allowed and not allowed when remodeling your kitchen.

"Wet" over "dry" spaces

In particular, placing “wet” spaces over “dry” spaces is prohibited based on NYC rules. That means a kitchen or bathroom, a “wet” space, can not be placed over your downstairs neighbor’s living room. All plumbing should be stacked vertically as much as possible within the building to minimize the number of water lines.

The approval process

You may have to submit your plan for approval by your board, in addition to a submission to the city. Most Sweeten general contractors manage the paperwork and approval process with you. This step with your board can be challenging and can cause delays ranging from weeks to months before their approval comes through.

Your alteration agreement may also include provisions for inspection of your project by the board architect or building superintendent, and you may be expected to adhere to a project schedule, so keep that in mind, as well.

Higher costs in NYC

Also, costs like labor and business insurance for contractors in New York City are higher than in most other areas of the country, which ultimately results in higher project costs. According to this metric, the median home cost in New York City is more than double that figure of the USA at large.

Plan examination and permit

New York City’s combination of older and diverse housing stock is a reality. Experienced construction professionals should know how to navigate these structure types, the process, and required paperwork. However, understanding these aspects is a good way to prepare. In addition, your project will be reviewed by the Department of Buildings and go through a plan examination. It might also require a building permit.

Your project may not need a permit if it’s a standard “rip-and-replace” renovation project. Some examples of work you can have done without a permit include:

• Painting
• Plastering
• Installing new cabinets
• Plumbing fixture replacement
• Resurfacing floors

That list of projects is nearly the definition of a “rip-and-replace” project, so good news there.

The alteration agreement will outline when a Registered Design Professional (RDP) is required on your project. The RDP, which is your Professional Engineer or Registered Architect, will submit your plan and application for examination. This process ensures that all building modifications comply with applicable building code and zoning regulations in New York City.

Example renovation costs in New York City

Looking at a medium-sized kitchen of 90–120 square feet, here are some examples costs that do not include the cost of appliances:

• Budget kitchen renovation costs: from $24,500
• Mid-grade kitchen renovation costs: from $37,500
• High-end kitchen renovation costs: from $76,000

Cost factors for your project

Three main factors will determine your costs for your kitchen project: size, scope, and finish level.

Size

First, kitchen size will be a main driver. More cabinets mean more linear feet of countertops. You’re just buying more material in this case. 

A small kitchen is often designed with a narrow galley or a single wall covering approximately 60-90 square feet, and optimized for one person. Typical appliances found here are a narrow upright refrigerator, a four-burner range, and a microwave.

If you’re working with 90-120 square feet, this is considered a medium-sized kitchen that can hold 1-2 people working comfortably. The layout can either be U- or L-shaped with a peninsula or island. A refrigerator, four-burner stove, a dishwasher, and a microwave fits in this square footage.

Large kitchens typically span 120-200 sqft and provide ample cabinet space or a pantry, along with an island or peninsula. Two cooks can be comfortably accommodated. A wide refrigerator, a six-burner range or cooktop, a separate oven, a dishwasher, a microwave, and even a wine refrigerator fit in this layout.

An extra large kitchen is the same but with more than 200 square feet, full cabinets, a pantry, and space to eat-in or gather guests adds to the list of features. Additional appliances could include multiple dishwashers and ovens.

Scope

Next, scope refers to whether your project is a “rip-and-replace” or a “gut remodel.” “Rip-and-replace” will cost you less, as you will follow the layout you have now. If there’s no serious design deficiency, you can make things easier on yourself with this approach. Your contractor will follow your design plan until the project is complete. 

The other project type is a “gut remodel,” where your contractor takes the walls down to the studs and possibly the floor down to the joists. This process leaves the “guts” of your home open, visible, and ready for the reworking. You might undertake a gut remodel for purely a complete update, even if the structure is sound. This makes layout changes for a new design substantially easier. Moving plumbing and electrical hardware goes smoother with the walls opened up for a gut remodel, especially in a home that’s several decades old. You’ll also enter a gut remodel if you want to move walls for a new layout.

If structural problems need to be corrected, or there are some major repairs, a gut may be your only option. As a result, your registered architect or professional engineer (PE) will be getting involved. Many Sweeten contractors can refer you to an architect or engineer with whom they have a working relationship. Anytime a serious structural problem is identified—which isn’t always apparent when you start the project—the design solution will need to be drawn up by an architect or engineer. Then the design goes to the Department of Buildings for approval.

Finish level

Finish level is the most flexible of the three cost drivers. You can choose the budget track you want, from (almost) off-the-shelf to completely custom. Some kitchens can be semi-customized mixing stock items paired with materials to be made or modified to fit. 

For example, you could choose high-quality cabinets in stock sizes, and use small filler panels in at least two places, typically where the top and bottom cabinets meet a wall. At the other end of the spectrum is to go with a full set of custom cabinets that your designer fits precisely to the space. It’s more expensive in comparison to the previous examples, but the end result is maximized usable cabinet space.

Whatever way you choose, the countertops will still have to be cut to fit perfectly, so that’s a custom or semi-custom product. However, a high-quality sink and faucet can be purchased off the shelf. As you can see, every kitchen is a mix of off-the-shelf and semi-custom to fully-custom components.

Who to hire for your kitchen remodel

Kitchens require multiple appliances, as well as water lines, upgraded electrical service, robust ventilation, and gas lines to supply the range. Your general contractor is one of the professionals who will get you thought the entire process. Architects, designers, and engineers come in, if your project requires their services. 

Partner with an architect/designer and a contractor

When choosing the professionals to work with, you can hire an architect/designer/engineer and a general contractor, choose to only work with a contractor, or secure the services of a design-build firm. 

You can work with a professional engineer or architect who can create the design and submit it to the Department of Buildings. As mentioned earlier, Sweeten GCs in NYC can often make referrals if an architect and/or engineer’s services are needed for the project. 

Execute your vision with a general contractor

In NYC, there are remodeling contractors who are capable of handling limited design tasks, while others exclusively execute the design vision you created. It is crucial to choose a contractor with whom you have a good rapport, regardless of which approach you take. These projects often encounter unexpected issues that may not be within the contractor’s control. To gauge your compatibility with potential firms, it is recommended to arrange on-site meetings with 3-5 contractors after finalizing your design.

Collaborate with a design-build firm

You can also work with a design-build firm that can submit the plan and application as the Registered Design Professional, as we mentioned earlier, and also do the construction work. This approach does offer some streamlining in that you’re working with one firm for the design and construction of your project. You might see a shorter timeline and reduced cost compared to design-bid-build.

Types of kitchen layouts in NYC

It’s important to plan every square foot of a kitchen layout before starting a remodel. As complex spaces, kitchens require compliance with various codes, with supply and drain pipes competing with wires, ducts, and cabinets. A sensible layout in the kitchen will result in smooth traffic flow and less wasted space. Also, functionalities like the sink, stove, fridge, and dishwasher should be placed in practical locations.

Kitchen islands and peninsulas

Kitchens with island layouts being popular. The island can be customized with the same cabinetry as the rest of the kitchen. A generous-sized structure can also fit a sink and wine fridge. Alternatively, a movable work surface can function as a simple and flexible island that requires less space yet still provides great functionality.

A peninsula is a U-shaped design, but includes a counter extension that partially protrudes into the kitchen at either end of the U shape. This creates a G-shape.

The U-shaped section of this kitchen layout typically houses most of the cooking and preparation activities. The extension serves as a breakfast bar or eating counter. The outer part of the extension can accommodate two to three chairs for dining.

L-shaped kitchen

The L-shaped kitchen layout comprises two counters set at a 90-degree angle, with one usually longer than the other. The layout divides kitchen activities across the legs, with one containing the fridge, sink, and dishwasher. The stove and counter space provides prep work on the other. It’s a flexible layout that fits different kitchen sizes and works well with the kitchen triangle concept. The sink, stove, and fridge sit in a triangle for improved workflow.

U-shaped kitchen

To expand on the L-shaped kitchen layout, a U-shaped kitchen adds an extra wing, resulting in three counters arranged like a U. This allows for better spacing of various functions compared to the L-shaped layout, where the leg containing the fridge, sink, and dishwasher can be broken up. In a U-shaped kitchen, the third leg can potentially contain the fridge.

Galley kitchen

Galley kitchens consist of two counters that run parallel to each other, divided by a single aisle. Typically, one leg is dedicated to the stove or cooktop and counter space, while the other leg, which is usually the home’s exterior wall, contains the sink, dishwasher, and refrigerator. Galley kitchens are great for containing the workflow within a tight space.

One-wall kitchen

In a one-wall kitchen layout, all kitchen tasks are combined on a single counter against one wall. The sink and dishwasher are placed next to each other to share the water supply and drain lines. The design mainly involves deciding the order of the functionalities.

Renovation order for a kitchen

Your general contractor will start your remodeling project with demolition. A rip and replace project means leaving only the drywall in place. All the cabinets, countertops, door and window trim, appliances, and flooring are discarded.

Once the wall texture and/or paint is applied, the new cabinets are installed. Typically, new flooring is laid after the cabinets, but this may vary depending on the project. The general contractor (GC) will schedule several subcontractors in a specific order. The installation of new countertops takes place before the plumber and electrician can complete their work, followed by the lighting professionals. The order of installing appliances is not as critical, but they are usually among the last items to be put in place in the kitchen.

Connect with Sweeten contractors

If it’s a gut remodel, where walls, doors, and/or windows are moving, the wallboard or plaster comes off as well. At this point, the GC can evaluate the plumbing and electrical to see what repairs or upgrading need to be done. The crew frames the new walls, installs the new drywall, then the new doors and windows, and the new wall texture. Cabinets and countertops follow, then lighting and appliances.

Choosing materials

When creating your new kitchen design, you’ll decide on some of the foundational materials that make up the space: cabinets, countertops, and backsplash tile.

Cabinet overview

First, quality cabinets are a cornerstone of any functional kitchen. Custom cabinets will maximize the usable space and give exactly the appearance you want. It also takes up most of your kitchen budget.

An alternative is to use standard IKEA cabinets with doors from Semihandmade. This gives you made-to-order doors that fit your IKEA cabinet boxes perfectly. It’s a customization on a material you see and touch every day. 

Another option that works well in remodeling the small spaces often found in NYC homes is using full-wall cabinets. These cabinets will usually need to be custom-made, but you can integrate a lot of pantry space with a built-in refrigerator, for example, to use your space most efficiently. Plus, using the full height of the room gives you a few extra square feet of storage while enhancing the clean lines of your new kitchen.

Countertop materials

For countertops, you’ll be looking at quite a large selection of both natural and manufactured materials. Natural stone countertops continue to be popular, including marble, quartz, soapstone, and granite. While all these materials are hard and durable, they are not impervious to stains and can be scratched. 

Engineered stone is even more durable than natural stone and comes at a similar high-end cost. It’s made from quartz, resin, and pigments so you’ll get more of a manmade appearance rather than the natural appearance of stone. 

Solid synthetic countertops offer a huge range of colors and can be molded to integrate the backsplash, sink, and other items. Solid synthetics are heat resistant but less so than stone, and they can be scratched and nicked by knives, so cutting boards are a good idea. They will stain, as well.

Another natural material is hardwoods, such as the traditional butcher block countertop. While still popular for some areas of the kitchen, wood’s vulnerability to water and chemicals makes it a higher-maintenance choice. It certainly has its place where you want to add some natural warmth into your kitchen in a way that stone can’t manage.

Stainless steel is used often in commercial kitchens because of its durability and easy-to-clean nature. It’s just plain tough! In your home, you might find it a bit cold, and any dents will show readily.

Outfitting the backsplash

As for your kitchen’s backsplash, this area works as both a functional and a design feature. It’s one of the easiest places to make a big impression! You’ll find a range of tile options that offer different finishes, aesthetics, and pricing. Starting at the low end of the budget, classic ceramic tiles will give you so many design options, in both colors and tile patterns. 

Two areas of the backsplash—behind the range and behind the sink—will need the most durable surfaces, such as glass or metal tiles, or even granite. Marble tiles, in contrast, are more porous and not the best choice for those areas. Those two areas, by the way, are the ideal locations for large tiles with fewer grout seams to keep clean.

Once you decide on starting a remodeling project, it is important to hire an insured and licensed contractor. We can provide you with a vetted group of Sweeten bathroom remodeling contractors in NYC. They will have completed similar projects within your budget and are familiar with your neighborhood.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post A Guide to Remodeling A Kitchen In NYC appeared first on Sweeten.

Remodeling pre-war homes in the Washington, D.C. area presents a rewarding challenge. It’s an opportunity to take a piece of the city’s history and both preserve and improve it. You can create a home with more mojo—a home with historic style and contemporary functionality.

Sweeten offers an outline on what to know before starting older home renovations in Washington, D.C. (plus, which rooms get the most bang for the buck!) 

Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

Where do you start when renovating an old house?

Start with your vision for the result. Consider all that you want and prioritize those features with your budget. Talk with a contractor as early in the process as possible. Go over the mandatory elements, such as electrical and plumbing, that will have to meet current code requirements. Older homes typically need complete upgrades of:

• Electrical: Older homes need more outlets, plain and simple. Adding plenty of USB outlets makes sense, too, as they allow you to dispense with the extra adapter. Many older homes still suffer from antiquated lighting, with just a solitary ceiling fixture, if that. Energy-efficient puck lights and sconces should be part of any renovation. 

In addition, an updated home should have a 200-amp service, which you’ll learn about through an electrical audit. If you want photovoltaic panels and are allowed to install them, discuss whether the system should be part of your planning with your contractor.

• Plumbing: Efficiency and style have taken over in plumbing, as shown by low-flow “waterfall” showerheads, wall-mounted toilets, and so on. As for the “guts,” of the plumbing system, you can choose a tankless water heater and never run out of hot water, or go with a heat-pump water heater for greater efficiency.
• HVAC system: Improvements abound in HVAC systems, with heat pumps and mini-split systems increasingly popular, along with more effective air filtration systems and energy recovery ventilators becoming standard in many places.
• Windows: Unlike electrical, plumbing, and HVAC, windows are both functional and aesthetic elements, and can vary hugely in cost. Some windows offer more user-friendly features such as opening farther, while others are focused on maximum performance with triple panes and advanced coatings. 

Improved performance is laudable, but costs can balloon for small gains in performance. Your choice of windows is a judgment call, so go over this carefully with your general contractor. You should also do research on the window manufacturers and products so you can learn and ask questions. Windows are a major expense (and are not easily changed,) so take the time to get it right.

(Above) Sweeten homeowner Nicole remodeled her basement bathroom in Virginia

Commonly renovated elements in old homes

• Woodwork: Other elements that often need help include woodwork, built-ins, and floors. Pre-war homes were often hand-crafted with excellent materials, as there were no reasonable alternatives. Time takes its toll, however, and your home’s woodwork may be showing its age. Unless you want a different look or the materials are badly degraded or damaged, it’s often the best and most cost-effective choice to overhaul the existing elements.
  
• Architectural salvage pieces may have a place in your renovation, as well, and it can be enjoyable to go see what’s available. Your builder, architect, and interior designer will be invaluable in this endeavor.
  
• Distressed plaster walls are also a common feature of pre-war homes. Considering the simple materials used, plaster walls are amazing and hold up well. They lend a feeling of solidity and just feel appropriate in an older or historic building. They do tend to crack more readily with settling than newer drywall construction.
  

Fortunately, this is a relatively easy fix—getting the right plaster pro on the job. Your contractor will make sure new and old blends perfectly, make repairs properly, and leave you feeling great about this subtle yet important element. 

(Above) Sweeten homeowners Brandi and Chris renovated their Maryland kitchen

Kitchen upgrades in old homes

Because of the intensity of use as the hub of most homes, your kitchen deserves more focus and more of the budget. Not surprisingly, you’ll make more materials and feature choices for the kitchen, as well. Do you really want a six-burner range, or should that money go elsewhere? One feature we strongly recommend is the best cabinets you can afford. Here, you have options.

“Off-the-rack” cabinets have improved tremendously in the last few years as manufacturers have stepped up to meet the demand for both style and functionality. By their nature, off-the-rack or in-stock cabinets will offer fewer choices, but that may be fine if you’re happy with the finishes and sizes offered.

Semi-custom and custom cabinets can provide nearly anything you want, such as finishes, specialized hardware, and sizes to fit any space. You can usually expect upgraded cabinets to show better fit and finish, but you might have to wait for them to be built. This shouldn’t be a problem, as you’ll have many renovation tasks to complete before the cabinets go in.

Another upgrade that might fly under your radar is a heavier sink, either of stainless steel or synthetic material. This is a subjective thing, but heavier sinks just feel solid and have a better, quieter tone with water running on them.

Exterior elements have endured a lot

Outside, the humid climate in Washington, D.C. is no friend to structures. The mortar in historic brick buildings, for example, needs maintenance periodically. Old bricks were much softer than current bricks, and older lime mortars were more flexible than modern mortars. These older materials worked well together.

Today, however, modern mortar costs about half of the traditional lime mortar, so many repairs over the last couple of decades have used the newer, less pliable mortar, leading to bricks cracking and crumbling, instead of the mortar. Typically, you’ll find lime mortar in cream or black tones, while the modern mortar is gray. Check this out and talk with your contractor about how much work needs to be done.

Challenges for layout changes and additions

While these renovation decisions are happening, consider the layout of your home. Does it work for your family, or does it need help? The need for a more functional design may in fact be the driving force behind the entire renovation. Do you need more square footage or just a refinement of the layout? Whether or not you’re able—either physically or legally—to add more square feet is a major factor.

Row homes, for example, may be impossible to add on to. For other homes, setbacks and/or various associations may prohibit changing the home’s footprint, even if the lot has room. If your contractor has worked on other projects in your neighborhood, he or she may already know what’s possible. Nonetheless, it doesn’t hurt to double-check with your historic district.

Allowing for surprises

It’s inevitable to have a few surprises while remodeling pre-war homes. But budgeting for them and preparing mentally, plus going through the house thoroughly with your contractor, will minimize the chances of a major surprise. You’ll also have permits to pay for, and for this, you’ll want to coordinate with your contractor.

When you’re ready to get started on your kitchen or home remodel, work with Sweeten to renovate with the best contractors in the Washington DC area.

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

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Kitchen in newly constructed luxury home

Have you ever noticed: when you have friends over or are at home with your family, everyone congregates in the kitchen? That’s because the kitchen is truly the heart of a house. Whether your kitchen is a cooking space in an old Boston Victorian or a condo in East Boston, it can be renovated to work with the way you cook. 

Deciding on a budget is one of your first steps in this journey. In this guide, Sweeten offers a jumping-off point for how much your kitchen renovation will cost. It covers key factors, such as the age of your house, the design you want, and the finishes you want, which all affect your final costs. You’ll also need to meet with a general contractor, who will want to see the space to confirm an accurate budget. 

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free..

Here’s what to expect when remodeling a kitchen in Boston, and how much it may cost.

Plumbing in Boston apartment buildings

One issue that Boston-based Sweeten contractor Taghi sees a lot is that the older, smaller pipe size in some buildings doesn’t match the bigger pipe size of modern fixtures. As a result, “Your water pressure will go down,” said Taghi. Often, this is not apparent until a general contractor gets into the walls. If this happens to you, prepare your budget accordingly. Changing the size of those older pipes in the walls can add a few thousand dollars to a kitchen renovation’s budget, Taghi said.

Old walls in apartments and houses

Because of age, and a lack of building codes and structural engineering in the years before the 1950s, older buildings can have shoddy workmanship. “This is the most problematic issue – the lack of consistency in buildings,” said Sweeten contractor Jeff who is based in Boston.  One potential outcome is walls that are not plumped or straight. Like the pipes, it is not likely to be clear when a general contractor is pricing out a job. Walls like this often have to be rebuilt and can add to the budget (and a few extra days to the timeline).

Switching to an open plan living

A lot of kitchen remodels—apartment or house—in Boston involve pulling down a wall to open the space between kitchen, dining, and living room. Of course, that isn’t how many Boston homes were designed—so it is easier said than done! Frequently, a load-bearing wall has to come down, so the roof or top floor needs to be supported in another way, said Sweeten expert Taghi. Ultimately, it can mean a huge beam needs to be installed across the space to hold everything up.

WAYS TO PREPARE:

Talk to your general contractor about the possible issues that may come up based on the age and history of your home. It’s always a good plan to have a 10%—15% contingency plan of the final budget in case problems arise.

Remodeling in a Boston apartment vs. a Boston house

When outlining your budget, an important factor will be whether you’re in a house or an apartment. Surprisingly, a house renovation often has lower costs than an apartment! Renovating an apartment will mean stricter rules on times and days your general contractor can be at work, which then adds to the timeline, which then adds to the budget.

In an apartment, the demolition phase can also take longer because whatever you’re removing can’t just be carted out the front door and into a dumpster. It needs to go through common hallways, and down service elevators to get outside. The availability of parking for your general contractor and other tradespeople can also add to the time it takes them each day to get started on the job.

WAYS TO PREPARE:

Your contractor should be able to discuss a general timeline with the following milestones so you can feel prepared with the process:

• a start date range
• milestones
• potential variables

Doing a Boston Kitchen Remodel with Mid-Range Finishes

A mid-range kitchen remodel in Boston can start at $40,000. It involves a layout change, with the addition of a kitchen island. However, it’s important that the location of plumbing and electrical stay as-is to keep costs down.

With this budget, you have a lot more creative leeway with semi-custom wood cabinets. You can consider appliance brands, like General Electric, and can include a vented range hood, a built-in microwave, and garbage disposal. You can also play around with some custom lighting.

Doing a Boston Kitchen Remodel with Upscale Finishes

An upscale kitchen remodel in Boston starts at $65,000. This budget level means you can look overseas for creative backsplash tiles, delve into quartz (or even marble countertops), and use custom cabinets. Take note: Fully custom cabinets can take a third to half of your budget.

You can browse designer kitchen stores for an undermount sink and designer faucets, plus a water filtration system. (Tip: with an undermount sink, your countertops cascade into the sink for easy wiping.) Lighting design, including undercabinet lighting, is also within your budget’s reach. Flooring can be tile.

Like the mid-range kitchen, you can play around with the layout by adding a kitchen island. But again, it’s advised that you keep your oven and sink where they are. That way, you can save money on plumbing and electrical, and spend more on those European tiles.

Are you remodeling a kitchen in Boston? Sweeten can uniquely match your renovation project with Boston’s best vetted, insured contractors.

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Trying to pick between a kitchen peninsula or a kitchen island? Use Sweeten’s guide to help you decide!

Planning on renovating multiple rooms? Read our renovation cost guide for Boston for the whole home, kitchen, bathroom, and the basement.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

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A well-designed front porch is an important part of the home’s design. Plus, it serves a function; like a place to relax or a space for greeting visitors. Sadly, many porches don’t suit homeowners’ needs. 

This is especially true of porches on older homes that have been remodeled in the past. Previous homeowners often selected design details that clashed with the character of the house. Some removed the front porch entirely, damaging the integrity of the home’s design.

Take note: Porches for historic houses need to be approved by the Historic Preservation Division of the Department of Consumer and Regulatory Affairs (DCRA) for Washington DC. 

It’s a good idea to list what you don’t like about the current porch. From this starting point for the front porch renovation, Sweeten outlines the path to building a structure that works with your lifestyle and the house’s architectural style.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free..

How will you use the front porch?

Porches are transition spaces between the outside world and home. At the same time, they are an extension of living space that is not quite inside or outside. Start your project by determining how you will use the porch space. Will it be a space to greet guests? Will it be a family gathering spot? Do you plan to eat on the porch?

Your answers will help determine the features of the new porch. In the Washington DC area, a ceiling fan will make summer evenings more pleasant. The way the porch will be used also determines its size.  Importantly, not all porches extend across the entire front of the building. Want to estimate the space needed for renovating your front porch? 

• A covered entry for greeting guests or judging the weather before venturing outdoors can be about four feet deep.
  
• Porches for relaxing and living on require more space.
  
• Comfortable seating requires a porch that is at least five feet from the wall of the house to the railing. 
  
• Add a dining table and you will need a wider, or deeper, porch. There should be at least 36 inches from a dining chair to an obstruction, like the house’s wall. 
  
• To be comfortable when using the table, plan on a 10-foot-deep porch.
  

Fitting the front porch with the house

Sometimes renovating a front porch is done to enhance curb appeal.  A well-designed porch can certainly do that, whether it is a renovation or building a whole new structure. However, it’s important that the porch complement and contribute to the design of the house. It should not look tacked on.  This is especially important where the original porch was renovated in the past or removed altogether. 

Renovating or adding a porch to a period home requires a little research. You can take cues from similar houses in your neighborhood.  And there are historical references, including some online, that list period details. Local designers and contractors can also help get the details right. 

Porch designs can relate to the house in a few ways, including using similar materials, roof style and architectural details. Matching roof styles, such as gable or hip roofs, will help the porch integrate with the house. 

Match exterior materials

Wood frame houses usually have wood porches. Brick houses have brick or other masonry foundations. The roofing material on the porch should match the material on the house. 

Architectural details

Architectural details can be anything from moldings, decorative brackets and medallions, railings and banisters, and columns. The goal is to incorporate the house’s style characteristics into the porch design. For example, the trim style around the windows might be used for the fascia of the porch.

Using the correct style of front porch columns

Columns not only support the roof, but they play an important role in porch design. The trick is to use columns that match the style of the house. A colonial home requires classical columns that are in proportion to the porch and house. A craftsman, or bungalow, house can have stone columns or columns that are clad with siding that matches the house. Also, columns should frame doors and windows. They should not be added where they block a window, for example. 

Front porch railing design

The right railing can make or break a porch design. Victorian homes usually have elaborate “gingerbread” type railings. Simple railings with clean lines work well with contemporary home designs.  Your own research and advice from experts can help you settle on the right railing system. 

Adding a new front porch

Placing a porch where one does not exist should follow the same design rules as renovating a front porch. But the process includes building everything from the foundation to the roof. You will be selecting materials for the flooring, ceiling, and railing that work with the original house. In addition, the porch space has to be in proportion to the original house. And that is important because a house and porch not in proportion will never look right.

New porches planned for historic homes in Washington DC have special provisions. Basically, a new porch, as well as a renovated porch, must be historically accurate. Approval for changes come from the Historic Preservation Division of the Department of Consumer and Regulatory Affairs (DCRA) for Washington DC. It is best to check what is and is not allowed before spending too much time on the design process. 

Expanding on the back porch

Back porches are another matter. There is a 20- or 25-foot setback from the rear property line, depending on location in Washington D.Cthe city. But you cannot build out beyond 10 feet from an adjoining house.  So if your back walls lines up with your neighbor’s, you can build a 10-foot-deep back porch. But if their wall or porch is five feet beyond your wall, you can build out 15 feet. 

Building permits for porches

DCRA is the body that issues building permits. The process from application to approval can take two to four months. DCRA circulates the permit application to a number of government agencies, including the Historic Preservation Division. Navigating the process is difficult. But an experienced designer or general contractor will handle the permit process for you. 

DCRA will consider property setbacks in the process. In the front, you cannot build beyond an existing structure that is closest to the street. So if houses on your block have porches, you can build out to the porch nearest the street. 

Starting a front porch renovation

Considering your own front porch renovation? Porches provide valuable living space, plus they can enhance the curb appeal of a house. But remember—the design, whether a renovation or new construction,  should look like an extension of the main house.  

Ready for your own front porch project? Sweeten can connect you with the right general contractor!

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ADUs or accessory dwelling units can transform into home offices, living space for family or as a rental, or a retreat.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post Renovating a Front Porch in Washington DC appeared first on Sweeten.

With a 250-year-old history, the Boston housing stock is flush in centuries-old buildings. Here, Colonial, Federal, and Victorian styles are among the many that enrich the residential landscape. While many exteriors tend to be well-preserved, interiors commonly need to be updated.

Sweeten offers an outline on what to know before starting older home renovations in Boston (plus, which rooms get the most bang for the buck!) Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free..

Upgrading electrical in Boston homes

What makes us comfortable in our homes? What will most improve the layout and/or function? Before you start with the obvious, consider what’s not visible, but is still very impactful. 

No matter what the scope of your remodeling is—the whole house or just a kitchen and/or baths—electrical service may need a boost. One 100 amp circuit box may not be enough. For a 2,000-square-foot home, 200 amps are optimal. It’s better to go bigger, allowing for add-ons in the future, since it’s more cost-effective. A professional electrical audit helps determine what needs upgrading (like adding GCFIs where there is water, in kitchens, baths, laundry rooms, for example).

Older home renovation “Must”: Bring the HVAC up to speed

Depending on the age of the heating and cooling systems, you may want to replace units for more efficiency. Newer systems have been designed to work better. Sizing is calculated according to square footage; sometimes two or more furnaces and air conditioners are needed. Make sure ducts are insulated. Zoning spaces also is smart, so that you can shut down areas of the house that may not be used all the time. 

Note that AC units manufactured before 2010 contain Freon. That R-22 material has been banned by the EPA (as of this year) because it’s ozone-depleting. It’s still available, but much more costly. Eventually, those air conditioners will need to be retrofitted for a new refrigerant or replaced as supplies run out. 

Hot water heaters generally have a shelf life of seven years. If you need to replace one, consider high-efficiency tankless heaters. They supply hot water on demand.

Improve window efficiency

Even the best HVAC system won’t work optimally if you have leaky windows. Single-pane glass common in older homes often is a source of heat loss. Consider replacing windows with Energy Star-qualified ones. Options include all-wood, vinyl, aluminum-clad with wood inside, and fiberglass. 

Features to look for:

• Low-E, or Low-Emissivity, with metallic coatings that allow windows to reflect rather than absorb heat

• Double or triple panes

• Gas-filled (argon or krypton gas) between glazed layers to improve heat insulation and slow heat transfer

Allow for contingencies

“We try to work within a budget,” says Sweeten general contractor Jeff who is based in Boston. But once you open everything up, he says, there may be structural work beneath a ceiling. Or fixing a slant on a floor. “I recommend allowing at least 10 percent extra,” he says.

Boston-based Sweeten general contractor Peter, for example, talks about problems inherent to Boston buildings 200 to 300 years old.

“A lot of structures in Downtown, South End, Back Bay neighborhoods, sit on wood piles. There’s a regulation many don’t know. When you renovate, you have to put in rainwater discharge to maintain water level. That’s so the piles don’t rot when the wood gets exposed to oxygen.”

How to preserve the best elements of your older Boston home

One blessing of older homes is inheriting original features. Hardwood floors, crown moldings, and wood built-ins add warmth and character. If the materials are generally in good shape, it’s best to restore. Even if repairs are in order, costs usually are far less than replacement. Lifting up wall-to-wall carpeting may reveal intact hardwood. Sand out tack holes and refinish the floors. Yellowed boards can also be fixed with sanding. Stain, or leave the floors natural, topped with non-yellowing polyurethane. And relocating a built-in can save thousands of dollars. It’s possible, for example, to repurpose a kitchen cabinet as a linen closet.

Make a master plan

Once you’ve brought electrical and mechanicals up-to-date, you’re ready to dive into room remodels. Create a wish list in order of your “must-haves” and “nice-to-haves.” Sweeten gets you started with a renovation cost guide for the interiors in Boston here. One way to keep the costs down is to maintain the existing floor plan. Add about 10 percent more to your final budget for contingencies. Don’t forget to factor in the cost of permits and dumpsters. 

The kitchen: the hub of the historic (and modern) home

For most, remodeling the kitchen is the biggest game-changer. It’s at the core of today’s living—no matter what your lifestyle. For those who love entertaining, it’s even more pivotal. 

The price tag for a kitchen remodel, of course, is affected by materials and appliance choices. You may want to splurge on a dual fuel range and choose a more modest dishwasher or refrigerator. Once you start comparing prices, you can play the balancing act. Decide what’s most important for your lifestyle. Ultimately, there are a few key kitchen renovations you can do (on a budget!) for an older home in Boston.

Choosing appliances

Communication is critical, particularly in kitchen re-design. Contractor Jeff says that always involves prioritizing. “I am honest,” he says, about helping to choose appliances.  “It’s about balancing the budget.” So he might discourage a very high end brand refrigerator, especially if resale is an ultimate goal. “You won’t get your money back if you’re going to sell,” he says.

Cabinetry and countertops

The choice of countertop and cabinetry materials can reduce line item cots. “You can go to a lesser expensive quartz,”  says contractor Peter. “And there’s a lot of frameless off-the-shelf cabinets that look nice. These might even have soft-close features. These days, many prefer clean cut, straight lines.”

If the cabinets are in good shape, they may be candidates for a new stain or paint. Replacing the fronts with simple shaker-style wood panels is an easy facelift. New hardware also can raise the style quotient. For some, storage may be an issue. Reconfiguring interiors with slide-out shelves or adding deep drawers for cookware are one answer. 

Adding or extending an island also may improve its efficiency. The additional surface extends prep and eating space. Then, you can build in more storage below it. 

Keeping or moving plumbing

In a minimal remodel, it’s more cost-efficient to keep the plumbing in place. Re-piping or relocating pipes for remodeling adds between $5,400 and $7,000 (based on 1,500 square feet). Amping up the supply line from the main sewer to your home will assure a good flow of water throughout the home. If your water pressure needs help, ask your contractor whether a booster might work. Obviously, an overall kitchen and bath plan for plumbing is ideal. Also be sure plumbers check for lead in pipes, valves, or faucets.

Create a functional layout for your older home

Floor plans in older homes may not work for today. Some are too small or have chopped up rooms. An addition may not be in your budget, but it may be possible to borrow space. Look at closets, small rooms, hallways, even a sunroom or porch. There may be enough space for a breakfast room. Creating a new layout may even net a family or a bedroom.

A powder room on the first floor is a must-have today. It also can provide a canvas for instant style. Since it doesn’t require a large footprint, you probably can find the square footage. Some have even tucked powder rooms under back stairs. Without a shower or tub, a powder room is less expensive than a bath. So you might feel more comfortable splurging on some materials.

Refreshing a master bath

A spa bath may be on your wish list but not in your budget. Still, there’s a lot you can do to get a more modern look. Replace the fixtures. Get a new vanity. Install light sconces as well as an overhead chandelier. You can give it all a luxury look with porcelain tile instead of marble or limestone. There are so many stone lookalikes at a fraction of the cost. A mid-range bath remodel recoups close to 59 percent of the job cost.

“Try to create as much space as you can,” says Sweeten contractor Peter. “A tub takes up a lot of space. We often install showers instead.”

Both Sweeten contractors say that rain showers are high on Bostonians’ lists, and there’s a large enough price range to suit most budgets.

Even modest renovations to an older Boston home can be transformative! You’ll certainly realize there’s an upside: the more you live in your home, the more you’ll see its full potential with future renovation projects.

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Doing renovations to an older home—in Boston or beyond—is crucial for protecting it from the winter cold from pipes and roof to masonry.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post Remodeling Old Homes on a Budget in Boston appeared first on Sweeten.

(Above) “After” photos by Kingston Ko for Sweeten homeowner Nel’s rowhouse in Bella Vista

No two cities are exactly the same when it comes to renovating, and this absolutely the case for Philadelphia. As one of the oldest municipalities in the U.S., Philadelphia’s individuality can be seen in its broad mix of housing types. According to Sweeten founder and CEO, Jean Brownhill: “Philadelphia has a unique architectural mix, from historic rowhouses and trinities to modern condos.” 

However, with a unique housing supply comes a unique set of rules and regulations. Philly homeowners considering remodeling should be aware of these before starting a project. In this guide, Sweeten outlines what to know about renovating in this historic city: upsides, challenges, and remodeling tips specific to the region.

Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free.

In Philadelphia, a licensed general contractor can file your permits

Unlike New York, where an engineer or architect must file building permits, a licensed general contractor can do the job in Philly. If a contractor files the permit, actually the most likely scenario here, the contractor will need a commercial activity license and a contractor’s license from the City of Philadelphia. A contractor license requires a certificate of insurance, at least one supervising employee to have completed OSHA 30 training and a tax clearance form, which proves the contractor filing the building permit application does not owe the city any money. (If they are in debt to the city—i.e. with taxes—the application will be rejected.)

If a contractor is doing more than $500 worth of work for you, they will need a contractor’s license. Why is a general contractor with a license the wise choice? (Well, the easy answer is: it would be illegal not to have one!) But it’s also for the good of your project, as it ensures the contractor knows how to run a safe worksite and has adequate insurance.

As part of its multi-point screening process, Sweeten makes sure any contractor in its network not only has a license, but also has experience with your type of project and budget parameters, and is local. To check if there’s a Sweeten contractor near you, click here.

Smaller Philadelphia remodeling jobs may qualify for EZ Permits

While other cities might require building plans for even the smallest jobs, Philly doesn’t. The city’s EZ Permits system allows some building, electrical, and plumbing permit applications involving single-family homes to be submitted without plans. Projects that get the EZ Permits go-ahead include installing flooring, replacing roof coverings, putting in certain pools and spas, or adding a rear deck that is less than 216 square feet. (Take note: any buildings on the Philadelphia Historical Registry will not qualify for EZ Permits, regardless of the project’s scope.)

If your project does not fall under EZ Permits, and the budget exceeds $25,000, three sets of building plans must be submitted—all signed and sealed by a design professional registered in the state of Pennsylvania. The Structural Design Criteria form is also required if your renovations are substantial, such as moving a load-bearing wall and reframing windows and doors.

Are you renovating a landmark or in a historic district in Philadelphia?

If you purchased a landmarked home in need of TLC, the city’s Historical Commission has strict regulations to follow. You most likely already know if your home is a landmark or in a historic district. But if you want to double-check, here’s a list. Are you altering the outside of your home (the roof, back, sides, and/or front)? In that case, your historic home project will need the blessing of the commission. This is different from other cities, where only renovations on the street-facing facade of a historic building are subject to additional approvals.

If your project involves a historic home in Philly, then a general contractor, engineer, or architect who has some experience working with the Historic Commission will be very helpful. (This will come in handy, as they will likely be filing the paperwork!)

Tips for renovating Philadelphia’s rowhouses

The pride of the city’s real estate is its rowhouses. The side-by-side homes are more numerous than any other building type in the city. Many are now multi-family housing units. One common type of rowhouse is the three-story trinity, (tiny, three-story homes built for factory workers in the 1700s). You’ll also see larger, Victorian-style rowhouse structures, which were historically occupied by more affluent locals.

Rowhouses are so important to Philadelphia’s identity that the city actually created a manual for those who own them! The manual outlines why they are significant and how to renovate them. For example, it encourages rowhouse owners to consider the impact of facade renovations on the look of their neighborhood. (This even applies if the building isn’t a landmark or in a historic district.)

The manual shares a few more rowhouse-specific renovation tips. For example, it recommends using a modified asphalt—a specific type of material—for the gently sloping roofs, which most rowhouses have. The manual also covers serious construction changes, like adding a garage under the home. (Another upside: there’s plenty of general renovation advice in the manual that can relate to non-rowhouse owners!)

Ready to start a Philadelphia home remodel?

Since 2016, Sweeten has helped Philadelphia homeowners bring their remodeling dreams to life by pairing them with expert contractors in the region. Sweeten handles remodeling projects of all sizes: from simple bathroom updates in city apartments to transformative gut renovations in rowhouses or suburban homes.

Tell Sweeten about your project and get matched with licensed, vetted general contractors in the Philadelphia area.

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Want to see Sweeten’s handiwork in Philadelphia?

A full gut renovation of a Bella Vista rowhouse damaged by a massive fire.

A suburban Philadelphia kitchen doubles in size, with a fresh modern look.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post Renovating in Philadelphia? Here’s What You Need to Know appeared first on Sweeten.

Evaluating your stair needs

Whether your remodel involves a staircase from a 1780 Philadelphia trinity, a colonial rowhouse, or a suburban home from the 1980s, chances are the staircase you currently have won’t meet today’s building codes. This means that building around and refurbishing what you have may well be the most efficient on the budget, design, and logistics of your project.

However, safety and modernization may require the creation of a new set of stairs. Read about codes, structural work, permits, and refurbishing vs. new builds for a staircase remodel in Philadephia with advice from local Sweeten general contractors.

What do building codes say about new staircases?

Generally, the older the building is, the steeper the staircase will be. Staircases built before the 1950s often have a tread of about nine inches with a nine-inch rise. As a result, the vertical and horizontal pieces are evenly sized.

The current International Code Council (used by the City of Philadelphia and many surrounding municipalities) now calls for more tread and less height: requiring a 10.5-inch tread with a maximum rise of 7.75 inches. The code also requires a minimum width of 36 inches, expanding older conventions where a staircase might be as slim as 26 inches. The trick here is that old construction is grandfathered in and doesn’t run afoul of the code, unless you decide to replace what’s there.

Winder stairs code

Staircases that wind around corners can also be problematic. In its historical guide to rowhouses, the City’s planning commission refers to these as “winders,” where stairs spiral out from a single point. Because of poor safety—walking down is difficult—adding “winders” is now illegal in major renovations and new construction. So, you can keep any existing, older winder staircases; but replacing them brings new requirements that might be challenging to fit in the house’s dimensions. 

How a new staircase can affect your floor plan

If you want to replace a staircase, you must meet current codes. In older homes, this causes problems. As the code calls for a longer tread and a lower rise, a new staircase typically needs to be longer to reach between floors, and will overshoot the current length. In homes with a small footprint, new staircase dimensions can end up awkwardly jutting out against a wall or door. In some cases, you can add a slight turn to the new staircase design to minimize length. Additionally, you may be able to elevate some of the overhead floor to accommodate the additional length, but in many cases, refurbishing what you have will be the least invasive solution.

Structural work and permits needed for a new staircase build

Constructing a new staircase requires building permits and your plans will also need the approval of a structural engineer or a registered architect. Prepare yourself for electrical and plumbing implications (and permits) if your designs involve layout or structural changes.

Many older staircases are typically walled-in on one or both sides. With current housing trends calling for an open plan, most homeowners want to open up at least one side of a staircase, either partially or in full. These walls on the side of the stairs are usually always load-bearing and therefore structural. Building permits and approvals in Philadelphia by either a structural engineer or a registered architect will be required.

Reasons to build a new staircase

Safety and accessibility are the biggest reasons to bring in a new staircase. Consider treads that cannot fit a whole foot, steep rises between stairs, a winding path, and a slim fit between wall and railing. These aspects aren’t easy to navigate and can affect use for people of all ages.

How to renovate an existing staircase

Updating the aesthetics of an existing staircase will be less invasive and probably won’t need building permits. There are ways to refurbish a staircase without changing the structure. “Replace the treads, risers, or railing” if you’re looking for an update, advises Philadelphia-based Sweeten contractor Kenny. “If you keep the existing opening through the floor above, you’ll avoid the requirement for a code-compliant stair, which might not fit in your home.” You can also update the stringers (which support the treads) by adding material to strengthen or enhance them, he continued.

Other changes to consider include adding or removing carpeting; updating the banister style; changing the wood type over the staircase’s substructure; or laying down tile.

Finding the right general contractor in Philadelphia for a staircase remodel

It’s clear that remodeling a staircase in a home, especially a historic or older home, can be challenging. For example, Philly rowhouses vary in size but are typically small to moderately-sized with Trinities and Bandboxes coming in at 400 to 600 square feet. Renovating a Philadelphia rowhouse requires experienced contractors who understand the rules and codes for working in these types of structures. Post your project and we’ll connect you with the right contractors. 

Updated July 28, 2023

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Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

The post Does Your Philly Home Renovation Involve a Staircase? appeared first on Sweeten.