NYC Home Renovation Stories & Budgeting Tips | Sweeten.com

My Sweeten Story: A Blue and White Kitchen with a Modern Farmhouse Look

Tisha Leung — Wed, 21 Jun 2023 13:22:49 +0000

Tiffany and Chad's two-tone blue and white kitchen cabinets are home—thanks to their contractor

Homeowners: Tiffany and Chad, both in pharmaceutical advertising, posted their kitchen remodel on Sweeten
Where: Park Slope, in Brooklyn, New York
Primary renovation: A new layout for a kitchen stretches along a single wall in an 895-square-foot condo
With: Sweeten general contractor
Homeowner quote: “We were able to bid [our project] out and compare estimates that fit what we budgeted for the project. [Sweeten] made a tedious process seamless and easy.”

Written in partnership with homeowner Tiffany. “After” photos by Kate Glicksberg.

From a rental to home, sweet, home

Chad and I love Brooklyn, particularly Park Slope. When our relationship became serious and each of us knew we’d be together for the long haul, we purchased our one-bedroom condo. Interest rates were super low due to the pandemic, so it was a good time to buy. (We just got married in this apartment earlier this year!) We share our home with our two pups, Freddie and Georgie Weasley.

Prior to moving in, the space had been rented to many tenants since 2006. As a result, the kitchen and bathroom felt grimy. I am a super clean freak and just wanted to design something we loved for our first home together.

The original kitchen was tucked in the corner. The new kitchen would open up to the living space but also elongate it across one wall. Chad and I like different styles so we chose to mix them—traditional/country with a Brooklyn/industrial accent. It has a ton of personality.

Two-tone blue and white kitchen cabinets glow in Brooklyn

In an effort to save money, we decided to be the project managers for our own renovation. When putting our renovation team together, we found our designer, cabinet supplier, and Sweeten general contractor each separately—and we were the go-betweens for each one.

"Our contractor helped us source new cabinets and the results were amazing."

We needed a simple rip-and-replace for our kitchen. Only a small portion of the wall was removed. We chose dual-color blue and white cabinets to break up the monotone and give the space some character. They really pop, especially against the herringbone backsplash. The floating shelves are reclaimed for that country and industrial touch. The wood pieces are unfinished so it has that raw look we were looking for.

A hurdle with a happy solution

Hands down, our biggest challenge involved the purchase of our kitchen cabinets. We spent $10,000 on cabinets based on the beautiful showroom pieces we saw in person. After four months, the delivery arrived with the cabinets in terrible shape that were unrepairable. Paint and pieces of wood were breaking off. The materials felt much lighter than what we saw in the showroom.

Our Sweeten contractor advised us not to move forward with installing them. He predicted the cabinets would need to be replaced between six months to a year. His team helped us source new cabinets and the results were amazing.

Our renovation team—supportive all the way

As first-time renovators, we didn’t know what the first steps were or what was required for a kitchen renovation. Our contractor and his wife were the absolute best. They proved to be professional and trustworthy. Furthermore, they were super committed to doing the best work and making their clients happy. They left the space very clean; the post-construction cleanup wasn’t as intense as I had expected it to be.

We found our Park Slope contractor through Sweeten. We were able to bid this out and compare estimates that fit what we budgeted for the project. They made a tedious process seamless and easy. Another integral part of the team was our designer, Keith Spears, who guided us step by step. He helped to create drawings, choose materials, and identify where to purchase the product.

We love absolutely everything about our new kitchen. It lights up the entire apartment. The quartz countertop and black and gold accents are my favorites but the farmhouse sink is a showstopper. We also feel lucky to have ample countertop space; a luxury living in NYC. The decision to revamp our space was the right one. Our first apartment feels so much more like home.

Renovation Materials

KITCHEN RESOURCES:

Kitchen cabinets: Sourced through contractor.
Kitchen designer: Keith Spears.
Fonce Collection cabinet hardware in matte black and satin brass: Schaub.
Ceramic white subway backsplash tile: Floor & Décor.
Lordear white farmhouse sink, 30″x20″x10″: Wayfair.
Delta Trinsic faucet in matte black: Amazon.
Undercabinet lighting: Flexfire LEDs.

Originally published on August 25, 2022

Updated on June 21, 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.

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A Sage Green Kitchen, Plus Bath Remodel in Kips Bay

Tisha Leung — Thu, 15 Jun 2023 13:45:04 +0000

A family decides on two-toned kitchen cabinets and whether wallpaper in the bathroom is a good idea

Homeowners: Allison and Tim had a vision for a sage green kitchen and decided to post their project on Sweeten
Where: Kips Bay neighborhood in Manhattan, New York
Primary renovation: Kitchen and bathroom in their 1960s complex designed by architect I.M. Pei
With: Sweeten general contractor
Homeowner’s quote: “It would have taken us a ton of time vetting contractors on our own if we hadn’t used Sweeten. They made it easier to communicate with the ones who were actually interested in a project my size and provide competitive bids.”

Written in partnership with homeowner Allison. “After” photos by Kate Glicksberg.

A renovation date on the calendar

My partner, Tim, who is in the solar industry, and I, a project manager live in our 1,200-square-foot condo with our children, Vivienne and Nicholas. After putting any renovations on hold for a couple of years, we couldn’t wait any longer when our primary shower started leaking on to our neighbors below. Luckily, this gave us the opportunity to also upgrade our kitchen.

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There were many reasons to overhaul our primary bathroom. The shower door leaked constantly and the tile had lost its integrity too. Style-wise, the decor was entirely dated with traditional light fixtures, beige tiles, and mustard color on the walls. In the kitchen, the existing layout completely closed it in as a galley. We saw that the space had much more potential. For example, its builder-grade cabinets were falling apart and ready to be replaced. Our plan was to start over in the bathroom and focus on maximizing storage and establishing more functionality.

Bathroom bonus: Extra storage

We were thrilled that our Sweeten contractor was able to fit a full-sized closet in the bathroom alongside extra shelves for linens. The floors are marble and for the walls we chose subway tile for the timeless and sophisticated look we wanted. In fact, getting rid of all that ugly beige tile in one day was one of our favorite parts of the renovation. A bonus feature for us: a ledge for shaving and a shampoo niche!

The one hiccup we encountered was with our shower system delivery, which had a special modern brass finish and required a longer delivery timeline. It was backordered and ended up taking eight months to ship. As a result, the plumber had to return months later after the renovation was done to put in the final trim pieces.

Instagram inspired me to try a bold wallpaper to bring some color and interest to our windowless bathroom and neutral tile. I bought this floral pattern as a peel-and-stick since I wasn’t ready to commit to it. But after a few weeks, the wallpaper would peel away every time I took a shower. By this time, I totally loved the pattern so I invested in the traditional paste version. There’s been no problem with moisture since.

A kitchen in sage green is the new neutral

The design plan was to give the kitchen customized functionality and a mid-century modern aesthetic. We chose white Shaker cabinets for the uppers and a flat panel door in sage green for the lowers. Our Sweeten general contractor also created a special niche in the peninsula for a step stool to slide in and out. My son uses it to cook alongside me and I use it when I need to reach the highest shelves.

We were thrilled that our contractor was able to fit a full-sized closet in the bathroom alongside extra shelves for linens.

I was drawn to the hexagon shape for our cabinet pulls and made it a theme in the kitchen. A medium-sized hex tile on the floor has a nice natural finish. We just love its soft organic feel under bare feet. The pattern continues on the geometric pendants over the island.

All of the materials we chose were subtle enough to add another shape. So, we brought in a mini vertical stacked bond in marble tile for the backsplash. It felt like the right way to tie in the modern mid-century look. We kept the countertop a pure white quartz so it wouldn’t compete. The day the countertop arrived was a complete transformation for the kitchen.

Sweeten contractor with the right connections

Our Sweeten contractor tapped into his experience and saved the day when we had trouble finding a countertop vendor. Everyone we contacted had a backlog of work. Luckily, he brought in his own subcontractor, who came in the next day to measure and then the following day to install the material. It was a miracle.

Throughout the project, we worked well with our contractor. It would have taken us a ton of time vetting contractors on our own if we hadn’t worked with Sweeten. They made it easier to communicate with the ones who were actually interested in a project my size and provide competitive bids.

Now that we’ve gone through the renovation process, we advise being very specific about what you want in the contract. Don’t assume the contractor will understand exactly what you want. If you find an issue with the workmanship, show your contractor what the problem is right away. They’ll be happier to know about it before it’s too late to fix it. In the end, we spent about $45,000 on our renovation and we’re really proud that we live in such a beautiful space.

Thank you, Allison and Tim, for sharing your new spaces with us!

Renovation Materials

KITCHEN RESOURCES: Merola Tile porcelain floor tile in Palm Hex Grey: The Home Depot. Bodarp gray green kitchen cabinets: IKEA. Cabinet hardware: CB2. Countertops in pure white quartz: Sourced through contractor. Carrara Bianco marble 1×3 stacked brick mosaic backsplash tile: The Builder Depot. Sink: Kraus. Faucet: Delta.

BATHROOM RESOURCES: MSI Bianco Dolomite marble mosaic floor tile; Ivy Hill Tile Bianco Birmingham 3″ x 12″ ceramic subway shower wall tile: Wayfair. Rifle Paper Co “Garden Party” wallpaper in Rose Multi: York Wallcoverings. Kohler shower fixtures and toilet: Kohler. Elan frameless shower door: Vigo. Ivy Hill Tile shower floor tile: The Home Depot. Sink/vanity: AllModern. Mirror and lighting: West Elm.

Originally published October 13, 2022

Updated on June 15, 2023

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A Mid-Century Modern Living Room in Manhattan

Carol Wang — Thu, 25 May 2023 13:20:33 +0000

A mid-century modern living room remodel in Central Park South adds a desk niche, fireplace, and a Carrara focal point

Homeowners: Geoffrey, an architect, and Alicia, who works in operations at a FinTech startup, posted their modern living room remodel on Sweeten
Where: Manhattan on Central Park South
Primary renovation: An updated living room creates custom zones with millwork and additional walls in their one-bedroom apartment
With: Sweeten general contractor
Homeowner’s quote: “Sweeten was an invaluable resource in helping us find an initial list of contractors. I had access to reviews and see their work, all in one place. It was also great to know that they had my back if something went awry.”

Written in partnership with homeowner Geoffrey. “After” photos by Kate Glicksberg.

An opportunity to invest in Central Park South

During the pandemic, we saw a lot of people giving up on New York, and thought it was the perfect time to double down. We drew a box around the southern half of Central Park and started searching. A lot of units had recently been taken off the market but we reached out to realtors to see if the sellers were still interested in making a move. We found our home in an ideal building and location, and made an offer.

Our 1,000-square-foot apartment is in an iconic mid-century building on Central Park South, which we felt offered us the best of all worlds. The Upper East and Upper West sides were easy to get to, and we love being able to spend our weekends alternating between the two.

A love of pre-war layouts

In the past, we’d always lived in pre-war buildings with architectural character and well-defined floor plans. You don’t get a lot of that in modern buildings like the mid-century one we landed in, so we created our own. We posted our project on Sweeten, and hired our general contractor.

We wouldn’t be adding molding, chair rail, or opening up the kitchen, which are so popular these days. Instead, our plan was to define the layout in discrete ways that would create separate zones—a proper entry foyer, a generous space for dining, and a desk niche.

Our apartment’s original living room was 13 feet across and more than 30 feet long, so we had plenty of space to work with. Our goal was to create a more intimate and purposeful space that could be used for entertaining as well as a dedicated workspace for those work-from-home days.

Creating niches in a modern living room remodel

Like most New Yorkers, this was all about maximizing the available square footage. We had an opportunity to divide the extra-large living space for different purposes. By adding a small wall near the entrance to the apartment, we created a foyer on one side and an office area on the other.

In the living room, the focal point was a 14-foot wall with custom-designed millwork crafted from European white oak and marble. The single slab of Carrara marble houses an electric fireplace and a recessed TV.

“[M]ake sure that you’re aligning your own expectations with the kind of money that you want to spend. You can’t expect million-dollar work on a thousand-dollar budget.”

During the winter, the apartment could feel a bit dreary (our courtyard views prevent us from getting a ton of natural light). Installing a fireplace would turn up the cozy-dial, and we designed the entire living space around that idea. We couldn’t do a real fireplace and weren’t interested in dealing with the hassle of gels or fuel logs. We chose a beautiful electric fireplace that was the most convincing artificial unit we could find.

The white oak used throughout the renovation featured strong horizontal lines echoing the building’s iconic mid-century exterior. The material also helped brighten up the space. Bump-outs of the walls near the window created a defined dining area.

Marble slab realities

The single biggest issue during the renovation was with the large slab of Carrara marble that would clad the front of our fireplace and media wall. It was 7 feet tall and about 5 feet wide, and we insisted that it have mitered corners. We had no idea what an ordeal it would be—the mitered corners were fragile, and a slab that size was very unwieldy. Maneuvering it through the parking garage and up the freight elevator was a half-day exercise that culminated in hours of positioning, tweaking, and polishing. We were scared the entire time that this 500-pound piece of marble would break and we’d have to start all over!

Align your budget and your expectations

Sweeten was an invaluable resource in helping us find an initial list of contractors. I had access to reviews and see their work, all in one place. It was also great to know that they had my back if something went awry.

My advice to renovators? Really dig into the contractors you’re interviewing. Make sure that you’re 100% sure that they can do the kind of work that you want, and make sure that you’re aligning your own expectations with the kind of money that you want to spend. You can’t expect million-dollar work on a thousand-dollar budget.

In terms of our budget, we did pretty well and came within 1% of the projected cost. It was about $35,000 including the fireplace. Overall, we couldn’t be happier. The space is doing everything we wanted it to, and we’re excited to cozy up in front of the “fire” this winter.

Thank you, Geoffrey and Alicia, for sharing your living room with us!

Renovation Materials

LIVING ROOM: Custom millwork and Carrara marble: Sourced by general contractor. Ignite XL 50” electric fireplace: Dimplex. George Nelson large Bubble Pendant light fixture: Herman Miller.

Updated on May 25, 2023

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A Guide to Remodeling Your Bathroom in New York City

Brian Paul — Fri, 19 May 2023 20:33:29 +0000

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

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.
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.
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

Insulation
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.
Cabinets and fixtures – Plan for a few days to a week to install the tub, shower, toilet, and fixtures.
Trim, accessories, and painting – These final touches usually take a few days.

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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Remodeling an Apartment in NYC: A Comprehensive Guide

Steve Hansen — Fri, 28 Apr 2023 18:16:46 +0000

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

A Film Director and Novelist’s Apartment Remodel on the Upper West Side

Tisha Leung — Mon, 24 Apr 2023 16:43:34 +0000

Jan Eliasberg discovered she enjoyed the hands-on, creative experience of her gut renovation

Homeowners: Screenwriter/director and novelist, Jan Eliasberg posted her apartment remodel on Sweeten
Where: Upper West Side in Manhattan’s NYC
Primary renovation: Opening up a 1,750-square-foot penthouse co-op without an open concept while upgrading the entire home
With: Sweeten general contractor
Homeowner’s quote: “My Sweeten contractor brought an imperturbable calm that I knew would stand us in good stead when things went pear-shaped (as they inevitably would).”

Written by homeowner Jan Eliasberg. “After” photos by Kate Glicksberg.

Architecture is the “complex or carefully designed structure of something.” By that definition, I’ve been practicing architecture for most of my life. As a film and television director, I envision the ideal structure for telling a story and then, in collaboration with other creative artists, bring that vision into reality.

There’s nothing I love more than seeing possibility, an instinct that served me well when I was on the hunt for my NYC apartment. If a listing said, “Bring your toothbrush,” I’d pass, if it said, “Bring your contractor,” I’d rush to make an appointment.

I decided to buy a penthouse apartment before I’d even seen it. It was month three of COVID when the NY Times was announcing that “New York is Dead.” Every article in the home section was about New Yorkers moving permanently to the Hudson Valley, or the Hamptons – anywhere but New York. There were no Open Houses. No one wanted to take on the double whammy of buying an apartment and gut renovating it during a global pandemic, except for someone slightly crazy…like myself.

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Tackling her gut renovation

The broker’s listing featured a ground plan: a 1,750-square-foot penthouse; spacious rooms; Central Park views; a wrap-around terrace and light from the South, East, and West. What could possibly be bad?

Well…roof leaks and water stains on the ceiling; mold in the closets; linoleum pasted to the floor with asbestos-laced glue; mud brown paint; green shag carpet; and a labyrinthian flow that made me feel like a psychotic rat in an impossibly twisted maze. I held tight to my vision, combed Pinterest for inspirational images, and posted the project on Sweeten.

Spreading light throughout

The rooms were already spacious, so I opted against an open concept plan. We created an enormous archway from the dark and confusing entryway into the living room. Suddenly the light from the wall of south facing windows flooded the entryway and illuminated a clear path. We borrowed a design gesture from pre-war New York apartments, connecting the living room and dining room with French doors. The dining room became my dedicated office and screening room (where, as a writer and director, I spend most of my time). It also serves as a third bedroom.

Composing my renovation team

My Sweeten contractor brought an imperturbable calm that I knew would stand us in good stead when things went pear-shaped (as they inevitably would). He introduced me to Danielle Albert, a terrific architect with whom he’d worked on several previous projects.

Together we orchestrated the flow of the apartment with strategic structural alterations. We opened the rooms up to the light, accentuating the streamline moderne elegance of the tall ceilings and original casement windows. And, of course, fixing a multitude of code violations, asbestos hazards, and water-damaged ceilings along the way.

Danielle and I replaced the low, wooden doors with floor-to-ceiling doors featuring enormous panels of fluted glass that echo the pattern of the casement windows. The ribbed glass gives privacy while allowing natural light to stream into every room from two if not three directions.

Overcoming kitchen cabinet challenges

The most challenging aspects of the renovation were the kitchen and the HVAC system. To save money, I did a modified IKEA kitchen. Wanting to maintain as much openness as possible, I opted not to use upper cabinets. Fortunately, Danielle had carved a large pantry out of previously wasted space, so I was able to maximize every inch of storage. I used custom-paneled cabinet doors and drawer fronts from a Canadian company called NIEU. I’m eternally grateful to Julia at NIEU who corrected all my mistakes before I made them.

Coordinating with IKEA, however, dealing with their supply chain issues, returning over-ordered parts became so frustrating that I regretted not doing a custom kitchen. That aside, I’m thrilled with the way the kitchen came out. I particular love the sleek lines of the leathered white Macaubus countertops and backsplash, offering the elegance of marble with the easy maintenance and durability of quartzite.

Nature inspires the color palette

To provide a focal point for the 22-foot-long living room, I added a floor-to-ceiling tiled fireplace. I wanted a tile more delicate and playful than Heath with its earth-tone glazes. I’d been a collector of Rookwood pottery when I lived in California. In a stroke of remarkable synchronicity, I discovered that Rookwood had recently re-opened, once again making their fantastically etched and glazed tiles. I chose a pattern called Jazz in a watery blue-green glaze called Wasser.

Intentionally choosing a color palette is something I’ve always done in my film work; it unites disparate elements. In design, it allows rooms to echo and harmonize within an overarching theme. Streamline Moderne design reached its peak in America on the sunny beaches of South Beach, Florida. So I instinctively gravitated towards a summer palette: the greens and blues of the ocean; the spun gold of the sun at Magic Hour; a hillside covered with lavender. And anchoring it all, wide natural hardwood planks and 24 x 24 terrazzo tiles in “Ivory” and “Latte.”

"Fortunately, our contractor was nimbly able to juggle and move forward with other parts of the project."

Architectural inspiration

My building was designed by an architect known for his remarkable art deco buildings on the Grand Concourse in the Bronx. Because of WWII, however, materials weren’t available to build until the mid-forties. This placed my building in the period when art deco was becoming streamlined, influenced by the form follows functional efficiency of the Bauhaus. Streamline moderne favors simpler, aerodynamic elegance; sleekly curved corners, with an emphasis on streamlined horizontal lines.

A new opportunity with the co-op board

The HVAC system added many months, many delays, and many unnecessary dollars to the budget. The co-op board had never allowed central air in the building, so I was the proverbial guinea pig. We often had to wait weeks and even months to get sign-offs from the building architect and the board. Fortunately, our contractor was nimbly able to juggle and move forward with other parts of the project. When August came and the penthouse could have been baking in the heat of the summer sun, I was grateful that I’d had the patience and tenacity to stick to my guns.

My interactions with the co-op board during the renovation process incentivized me to run for the board myself to help streamline the renovation process for future shareholders. I’m now the head of the co-op board’s Design Committee, overseeing upgrades to the lobby, corridors, and elevator.

7 tips from a hands-on homeowner

1. If you can, do it yourself.

I sourced every finish, every tile, fabric, every can of paint. As a result, I never paid fees for purchasing materials. I was also in control of the budget on a visceral level; I was personally responsible for every penny that was spent. It was a lot of responsibility and time, but those hours represent enormous savings and kept me on budget.

2. Google is your friend.

When I went to NYC showrooms, I was shocked by the limited color options and the incredibly high prices for terrazzo tiles, which had suddenly become a trendy new material. I found a company in Wausau, Wisconsin that makes nothing but terrazzo – in every color imaginable, with eight blends of crushed stone chips from macro to micro. I chose the Reflections Series and specified that small pieces of mirror be crushed into the mix so that, when the sun hits the tile in exactly the right way, it creates a reflected burst of light.

3. Never buy from big box design stores if you can find vintage.

My go-to resources were Chairish; Pamono; Etsy; and Live Auctioneers.com. Vintage pieces bring stories and histories, adding layers of authenticity and beauty to your design.

4. Lighting makes or breaks a space.

Natural light is key; that was a priority on my “must have” list. Then I searched the world to find focal point light fixtures that command attention: a BTC Original Rise ‘N Fall Pendant light over the kitchen counter; the Louis Poulsen “Patera” Fibonacci hanging pendant over the dining room table; matching Gerard Thurston for Lightolier perforated pendants bookending the bathroom mirror.

5. Save money by using inexpensive tile in fresh ways.

I went with an inexpensive classic 2″ x 10″ white subway tile in my New York-sized bathrooms. The tile is set in patterns – stacked horizontal up to chair rail height, stacked vertical above and, in the guest bathroom, a herringbone patterned niche contrasting with stacked vertical everywhere else. The patterns catch the eye and lend texture to what would otherwise read as standard issue tile.

6. Whenever possible, re-use, recycle.

By re-upholstering, repainting, or changing hardware, I was able to reuse every piece of furniture and art I’d collected over the years. Two beloved Bertoia chairs, two absurdly comfortable Milo Baughman tilt and swivel club chairs; and two prized Arne Jacobsen St. Catherine’s chairs were recovered by the extraordinary folks at Prestige Furniture and Design. My Mads Caprani standing lamps, Peter Lovig Neilsen writing desk (where I wrote my most recent novel, HANNAH’S WAR), and two cherished Henning Norgaard rosewood and glass side tables all found pride of place in my new home.

7. If you don’t fall in love, wait.

Don’t buy an apartment you don’t love; I looked at more than 100 apartments before I found the one that made my heart sing. It’s better to have no chairs at the dining room table if you haven’t found the right fabric. Haven’t fallen in love with wallpaper for the powder room? Keep scrolling through Pinterest until you see a pattern and colors you can’t live without (for me, it was C.F.A. Voysey’s Passion Flower in cornflower blue and yellow). Far better to stare at an empty wall over the sink than hang a boring mirror or medicine cabinet just to fill the space.

With everything finished except for landscaping on the terrace (soon…) I have an immense sense of satisfaction and gratitude. I wake up to the sun rising over Central Park in the morning and watch the sunset over the Hudson at night. Honestly, I can’t think of a thing I would do differently.

The only problem is that my renovating hobby has now become an obsession and I’m itching to find another project. So, if you encounter a listing that says, “Bring your contractor…” please send up a flare.

Thank you, Jan, for sharing your new home with us!

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RENOVATION MATERIALS

LIVING ROOM/FOYER RESOURCES:

Jazz tile in Wasser glaze on fireplace: Rookwood Pottery
Reflections Series 24” x 24” terrazzo foyer floor tile in Ivory and Latte: Wausau Tile
French door hardware: Vintage
Mouille Six-arm ceiling lamp: France and Son
Ammonite paint on walls: Farrow and Ball

OFFICE RESOURCES:

Peignoir paint on walls: Farrow and Ball
Fog & Mørup Trio of Copper and Black Pendant Lights for Louis Poulsen: Vintage

KITCHEN RESOURCES:

Kitchen cabinets: IKEA
Cabinet doors/drawer fronts: NIEU.
Mizzle paint on cabinets: Farrow & Ball
Macaubus countertop and backsplash: BAS Stone
Cobb Rise ‘N Fall Pendant light: Original BTC
Lucia wall sconces (above sink): Hector Finch
Franke CUBE stainless steel sink: Franke
Faucet in unlacquered brass: PHYLRICH
Café stove: Café

KITCHEN PANTRY RESOURCES:

Mizzle paint on cabinets: Farrow and Ball
Wood countertop: IKEA

DINING ROOM RESOURCES:

“Patera” Fibonacci hanging pendant: Louis Poulsen

POWDER ROOM RESOURCES (with wallpaper):

Scarabeo wall-mounted ceramic sink: Nameek’s
Faucet with cross handles in unlacquered brass: PHYLRICH
C.F..A. Voysey “Passion Flower” in cornflower blue and slate: Lord Twig Wallpapers
Reflections Series terrazzo floor tile in Latte: Wausau Tile

GUEST BATHROOM RESOURCES (with soaking tub):

Zellige 4″ hex floor tile in Tea Ceremony: Clé Tile
48″ x 32″ Drop-in soaking bathtub: Fine Fixtures

PRIMARY BATHROOM RESOURCES

Zellige 4″ hex floor tile in Tea Ceremony: Clé Tile
Shower fixtures in unlacquered brass: PHYLRICH
Godmorgen vanity: IKEA
Brushed white oak slab cabinet panels: The Cabinet Face
Light fixture: Vintage

The post A Film Director and Novelist’s Apartment Remodel on the Upper West Side appeared first on Sweeten.

A Guide to Remodeling A Kitchen In NYC

Steve Hansen — Fri, 21 Apr 2023 13:49:46 +0000

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.

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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The Ultimate Guide to Hiring General Contractors in NYC

Sweeten — Fri, 14 Apr 2023 14:05:11 +0000

Ready to start your remodel? Here’s everything you need to know about hiring a general contractor in NYC

Major remodeling projects are extremely complex, and require a high degree of planning, coordination, and oversight. That’s where general contractors come in!

At Sweeten, we’re experts at all things general contractors — we pre-screen them for our network, carefully select the best ones for your remodeling project, and work we closely with hundreds of general contractors in NYC every day. So, we’ve tapped our internal expertise to bring you this guide.

Skip to: How to hire a general contractor in NYC

What is a general contractor?

General contractors, also known as contractors or “GCs”, are the lead professionals on major construction and remodeling projects. They oversee teams of subcontractors who carry out the various specialized aspects of each construction job. Contractors are responsible for procuring materials, obtaining permits, and ensuring that a project is completed according to plan. If your project requires, they may also coordinate with additional parties such as your architect or designer, or your NYC coop or condo board.

The term “general contractor” can be used interchangeably to refer to an individual person or a general contracting company. These companies come in all shapes and sizes, from one- and two-person operations, to mid-sized companies of 10-20 employees, and even large firms of 50 employees or more.

What makes a great general contractor?

At Sweeten, we’ve been vetting and working closely with general contractors for over a decade. In addition to our 7-step contractor vetting process, here’s what we think gives some contractors that extra edge and a reputation of satisfied clients:

Communication: There are a lot of variables in the construction process. A great general contractor understands the dynamic environment in which they work, anticipates potential issues, and is proactive in communicating all of this with their clients. They can provide clear instructions to subcontractors and are open to feedback.
Realism: The best general contractors are honest with clients about what their budget can realistically achieve, and will work with them to create a feasible scope of work, so that they can adhere to budgets and timelines.
Agility: When the unforeseen inevitably happens on a major project, great contractors can think critically on their feet and approach their clients with proposed solutions. They can handle a variety of tasks and adapt to changes.
Eye for detail: A great contractor does not make excuses for shoddy work. They scan their jobs with a fine tooth comb, regularly looking for imperfections in craftsmanship and addressing them head on — not avoiding them and hoping their client doesn’t notice!
Tidiness: A great GC will clearly spell out the ways in which they intend to protect your home and personal belongings in their estimates & contracts. If your GC doesn’t have a game plan for protecting your beloved possessions, look the other way!

Traditional general contractors vs design-build contractors

A traditional general contractor manages the construction process, including procuring materials and hiring subcontractors. Some traditional contractors may also offer creative solutions or very basic design services, but the level of input varies from firm to firm.

A design-build company, on the other hand, is a company that takes responsibility for both the design and construction of a project. They typically have in-house architects, designers, and construction experts that work together to create the plans and then carry out the construction. This is often the most efficient option when architectural design services are required.

The firms we work with at Sweeten cover the full spectrum from build-only traditional contractors to full-service, design-build contractors in NYC. So, whatever your needs are, we’ve got you covered! Post your project to start connecting with a selection of our trusted contractors today.

Typical remodeling projects

In NYC, you’ll probably need to hire a general contractor if you’re planning a project like renovating a kitchen, remodeling a bathroom, finishing a basement or attic, adding a deck or patio, remodeling an entire home, or converting a garage into an accessory dwelling unit. They focus on transformative projects that involve multiple trades, which is why you’ll typically only hire a general contractor for projects that cost $15,000 and up.

Browse Sweeten projects in NYC on our blog to see some of the amazing homes New Yorkers have created with Sweeten and our trusted contractors.

How much does remodeling cost in NYC?

A combination of service level, experience, and factors like firm size and overhead might all contribute to how competitive a contractor’s pricing is. General contractors make money by charging a fee for their services, which may include a commission or markup on any materials purchased and labor costs. They may also charge additional fees for project management or other services. The general contractor’s fee, whether a flat rate or a percentage of the total project cost, is usually negotiated with the client prior to the start of the project.

We have an extensive library of remodeling cost guides to help you plan your project budget, plus hundreds of additional renovation process and planning guides. Below are a few of our most popular NYC pricing guides:

When you post your remodeling project on Sweeten, you’ll get matched with a selection of contractors for competitive bids, so that you can feel good about the balance of cost and value that you’ll get from the contractor you ultimately select to work with. Learn more about how Sweeten works.

Risks of remodeling without a qualified contractor

Because remodeling projects are so expensive, you may be tempted to save money by making yours a DIY project or hiring unqualified labor at a discount, but cutting these types of corners carries major risks, including:

Inferior workmanship: A DIYer or unqualified contractor may not have the necessary skills or experience to complete the project to a high standard. This can result in poor quality work that may need to be redone or repaired, which can be costly and time-consuming.
Code violations: Building codes and regulations exist to ensure the safety and stability of structures. A DIYer or unqualified contractor may not be familiar with these codes and could potentially make mistakes that violate them, leading to problems and costly repairs down the line.
Increased liability: If an accident or injury occurs on the job site and the contractor is found to be at fault, the homeowner may be held liable for any damages. This can be particularly risky if the person doing the work does not have the necessary insurance.
Delays and cost overruns: A DIYer or unqualified contractor may not have the knowledge or resources to accurately estimate the time and cost of a project. This can result in delays and unexpected expenses.

General contractors are there to ensure that your project is completed in a safe, efficient, and code-compliant manner. Additionally, contractors can tap their vast experience to provide valuable advice and guidance on how to best complete your project, including, importantly, helping to identify potential issues before they become major problems.

New York City contractor licensing requirements

The Department of Buildings (DOB) issues licenses for general contractors in NYC, while the Department of Consumer Affairs (DCA) issues Home Improvement Contractor (HIC) licenses — more on the differences below.

Both DOB and HIC licenses have specific experience and insurance requirements that contractors must meet in order to qualify for a license. Once licensed, contractors must also complete continuing education courses every two years in order to maintain their license.

Note that the requirements for obtaining and maintaining a general contractor license may vary depending on the specific type of work being performed and the location of the project. It’s always a good idea to check with the appropriate licensing agency for specific requirements in your area.

NYC Department of Buildings license

A DOB license is required for contractors who perform construction, alteration, or repair work on buildings in NYC. This includes new construction, renovations, and repairs to existing structures. General contractors may also be required to hold additional licenses or certifications for specific types of work, such as electrical, plumbing, or asbestos abatement.

To qualify for a general contractor license, individuals must have at least seven years of experience in the construction industry, with at least two years in a supervisory role. Alternatively, they may qualify by completing a four-year apprenticeship program or by holding a bachelor’s degree in engineering or architecture. Additionally, contractors must carry liability insurance and workers’ compensation insurance, and must comply with all local building codes and regulations

NYC Home Improvement Contractor license

An HIC license, on the other hand, is specifically for contractors who perform home improvement work in NYC. Home improvement work includes repairs, alterations, renovations, or modifications to any part of a residential building, including single-family homes, multi-family homes, and apartments. HIC licensees are not permitted to perform new construction or work on commercial or industrial buildings.

To obtain a Home Improvement Contractor (HIC) license in New York City, contractors must have at least two years of experience in the home improvement industry with at least one year in a supervisory role, carry liability insurance, register with the Department of Finance and pay any applicable fees, complete a pre-license education course, pass a written exam, and meet bonding requirements by having a surety bond or cash deposit.

How to hire a general contractor in NYC

You’ve come to the right place — helping people hire the right contractor for their remodeling project is exactly what we do at Sweeten! Here’s a breakdown of the process.

1. Source 3-5 contractors who are fit for the job

This is so much easier said than done! You’ll want to research and narrow down a handful of qualified general contractors, with the right experience, who work in your area, who provide the services you need, at your budget level, and who are available and interested in the job. You could start by asking friends or researching online, and making some phone calls — however, if you’re in one of Sweeten’s service areas, we highly recommend that you save yourself the legwork and start meeting trusted contractors on Sweeten!

2. Hold site visits

Schedule and hold a separate meeting at your project site with each of the contractors you’d like to get a bid from. This is your chance to learn more about their firm and evaluate how well you think you’d work together with them. Come prepared with questions! (Hint: we made you a list below.)

3. Collect estimates

After your site visits — unless otherwise discussed — each contractor should prepare an estimate, or bid, for your project. This process can usually take 1-2 weeks, since they’ll need to coordinate with their subcontractors to prepare the document.

4. Compare the bids

There’s no standard form for contractor estimates, so it’s rare that you can truly compare them apples to apples. Instead, you’ll need to comb through to get an idea of what is and is not included in each bid, ask some questions, and do your best to evaluate those differences. This is the critical decision-making stage, which is why we offer a free bid-leveling call to help you make the best hiring choice for your project.

5. Conduct negotiations

At this point, you should have a good idea of who you’d like to work with, but is there one or two items you’d love tweaked on their proposal before you’re ready to commit? This is your chance for that final conversation.

6. Sign a contract and pay your deposit

You’ll seal the deal with a formal contract and deposit, which allows the contractor to begin acquiring the necessary materials ahead of your agreed-upon start date. We’ve made that process more convenient for you by offering secure, electronic deposits when you sign with a Sweeten contractor.

Sample questions to ask at your site visits

How long have you been a general contractor in NYC?
How many projects have you managed simultaneously? How many do you plan to manage while working on my project?
Are you familiar with the local building codes and regulations?
Who will be in charge of my project and who will be working on it?
How will you handle any unexpected challenges, delays, or changes during the project?
What is your policy for communication and updates during the project?
What potential challenges could you foresee with my project?
How do you plan to protect my home during the course of my renovation?
How does your payment schedule work?
What is your insurance coverage?
Do you provide a warranty for your work?
Do you have references from previous clients?

How does Sweeten connect me with the best general contractors in NYC for my remodeling project?

Our purpose at Sweeten is to help homeowners transform their homes as seamlessly as possible — so you can stop living at home, and start thriving! And we’ve helped over 2,000 renovators do just that. Here are some of the ways we bring value to your renovation experience (for free!):

We only work with thoroughly vetted, trusted general contractors
We carefully select the best contractors for your unique remodeling projects and connect you with them
You’ll get a set of competitive bids to ensure fair, market pricing for your project
You can take advantage of a bid-leveling call with someone from our team to help you through the toughest part of the decision-making process
Our team has extensive knowledge and experience in renovations, and we’re available to you for support from start to finish!

If you’re planning to start your own home renovation within the next 6 months, it’s time to post your project on Sweeten and start making your vision a reality!

Originally published December 19, 2022

Updated on April 14, 2023

The post The Ultimate Guide to Hiring General Contractors in NYC appeared first on Sweeten.

A Cheerful Apartment Remodel on the Upper East Side

Carole Braden — Wed, 12 Apr 2023 15:27:31 +0000

A family planned for an additional bedroom, a full co-op renovation, and a wish list of materials with a budget just under $150,000

Homeowners: A family posted their apartment remodeling project on Sweeten
Where: Upper East Side, New York City
Primary renovation: A layout reconfiguration to add a home office and expand the bathroom, plus the transformation of the kitchen, floors, and walls, and more
With: Sweeten general contractor
Homeowner’s quote: “Sweeten helped me connect to a wonderful contractor. As a first-time renovator, knowing that a strong company was backing me up, I had peace of mind.”

Written in partnership with homeowner Cher. “After” photos by Kate Glicksberg.

Long vision for apartment shopping

The biggest change in our apartment remodel on the Upper East Side was to convert our big primary bedroom into two smaller rooms. One would become my four-year-old daughter’s bedroom and the other one for a home office and guest room.

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My name is Cher and I work as a marketing professional. My husband, Matt, is a data scientist. When we went house-hunting, though we were looking for a two-bedroom unit, we leaned towards a floor plan that would let us add another bedroom. As our daughter grows older, we know she will need her own space. My husband and I also wanted a dedicated home office and one that was flexible as a guest bedroom, as our family often has visitors.

Creating an extra bedroom

The home we found is in a great neighborhood, on Manhattan’s Upper East Side. It’s in a pre-war co-op building built in 1920, close to Central Park and in a good school district. Public transportation is steps away. Our unit is around 1,000 square feet.

More importantly, the primary bedroom is 18.5’ X 11’ with two windows on two different walls. I knew I could reimagine this room, divided into two legal bedrooms. In accordance with NYC building guidelines, each room would be 9’ X 11’ and have a window.

As soon as we purchased the apartment we immediately set out to renovate it. Sweeten helped me connect to a wonderful, trusted contractor. As a first-time renovator, knowing that a strong company was backing me up, I had peace of mind. Once we got started with the renovation, the permitting paperwork would take three months to come through and the renovation was four months.

A facelift for a slim kitchen

We also planned to renovate our kitchen. It is narrow, so if we used a normal dishwasher, opening the door would block the flow. We chose to install Integrated double dish drawers, which are a perfect solution for a tighter galley space. If you have a small family like us, you don’t have to run a half-loaded dishwasher. I love the ice-blue cabinets and we chose custom hardware to match our style.

A bathroom mini–expansion

The apartment had one teeny-tiny bathroom, and our plan was to expand it, taking space from a hallway next to it. With a bigger room, we could move the vanity and fit in a 48’’ freestanding unit with storage for toiletries and cleaning items. I also chose the biggest recessed medicine cabinet possible to store my beauty products.

I wanted our bathroom to feel clean and bright, so I used the same design—but with different finishes—for both floor tiles and wall tiles. The floor tile has a matte finish so it’s not slippery; the wall tile is polished to bounce light. All of the fixtures in a gold finish contrast against the tile color and bring warmth to the space.

Designing for personality

The wood floors throughout the apartment were original, but very yellow. I want to lighten them, so I asked the floor contractor to bleach them and then apply a white stain. I love real wood floors as they make the space warm and inviting. We also painted the walls.

Wanting our space to feel peaceful, I chose a neutral color palette for our living room—mostly white, black, and earthy tones. The space needed to have personality, so we built architectural details, creating archways and painting them in dark, moody colors. The door heights increased from 7’ to 8’ high to take advantage of our lofty 10’2’’ ceilings.

I wanted each room to have functionality and personality. My daughter is sweet, funny, and playful and her favorite color is pink, so pink chinoiserie wallpaper covers her room. The navy plaid pattern in the office/guest room expresses my husband’s scholastic and understated style. White furniture with walnut and leather earthy accents decorate this small room.

Working in ⅛” increments

I wanted to make sure we were using 100 percent of the space, so I was super precise when I talked to my contractor. I asked them to work in ¼-inch, even ⅛-inch increments. They found the math challenging, but got the hang of it. The process was very smooth, except when we encountered supply issues—we waited 17 weeks for the kitchen cabinets and nine for the shower fixtures. But thanks to the contractor’s flexibility, we optimized the time.

Transparent partners—Sweeten and general contractor

For our Sweeten contractor, a promise was a promise. If he said his subcontractor or his team would be there, they were there; there was never a no-show. Every time I checked in there were people in each room working, and tremendous progress was visible. I appreciated his transparency and open communication. He was candid and honest when it came to costs. The construction crew’s attention to detail and craftsmanship was wonderful!

Budget and timeline success story

I had no idea how expensive it would be to renovate in NYC, but seeing the new layout coming together, honestly, I enjoyed every part of it. I think other renovators will feel the same if they have an overall plan, focus on quality rather than brand names, and check in with contractors regularly. Finding mistakes earlier makes them easier and less costly to fix.

Our Sweeten contractor finished our project under our timeline, and under our budget. Our total costs are between $120K to $150K. I feel peaceful, fulfilled and like I succeeded. We truly love our new home.

Thank you, Cher and Matt, for sharing your new home with us!

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Renovation Materials

KITCHEN RESOURCES:

Floor tiles: Floor & Decor
Kitchen cabinets: CliqStudio
Cabinet hardware: Signature Hardware
Countertops: Custom by contractor
Ruvati 23-inch undermount 16 gauge sink: Ruvati
Kohler Otira kitchen faucet in Vibrant Brushed Moderne Brass: Kohler
Fisher & Paykel double door refrigerator: Fisher & Paykel
Fisher Paykel Integrated Double DishDrawer dishwasher, 30” stove from the Classic Range line: Designer Appliance

BATHROOM RESOURCES:

Bathroom floor tile, shower, and floor tile: Floor & Decor
Hardware: Signature Hardware
Kohler Shower fixtures, toilet, and sink fixtures: Kohler
48” Maroni vanity from Wyndham Collection, 36” Aquadom Signature Royale medicine cabinet: The Home Depot
Litze sink faucet: Brizo
Lighting: Kuzco Lighting Rona light fixture: build.com

LIVING AREA:

Chandelier: CB2

The post A Cheerful Apartment Remodel on the Upper East Side appeared first on Sweeten.

2023 Kitchen Remodeling Costs in New York City

Shera Nuss — Tue, 21 Mar 2023 14:03:25 +0000

Researching your kitchen remodeling costs in NYC? The key factors are size, finish level, scope, and services needed

How much should you budget for your kitchen remodel? Here’s how to make a rough prediction of kitchen remodeling costs in New York City. The main variables are:

Size of your kitchen, typically determined by square footage, and other factors like the number of linear feet of cabinets and countertops you need.
Finish level — from budget to luxury, of all the materials, fixtures and finishes for your renovation.
Scope — Are you just replacing fixtures and finishes? Are you changing the floor plan, including moving walls and utilities? Are you adding a new kitchen, or moving your kitchen to a different part of the house?
Services — Do you just need construction work? Do you need professional design or architecture services?

We’ll discuss these variables below, but for now let’s start with an example.

For a full renovation (without layout changes) of a medium-sized kitchen, with basic general contracting services, here’s what you can expect starting costs for your project to look like in NYC:

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

We want you to be completely prepared for the cost of your home remodeling project, so our pricing estimates are inclusive of all materials, labor, overhead, and a standard general contractor’s margin.

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

Size: How dimensions affect your kitchen remodeling costs in NYC

This may sound obvious, but the larger your kitchen, generally the more expensive your renovation project will be. However, it’s not a totally straightforward calculation, because what matters most isn’t the footprint, it’s the fixtures and finishes that will fill that space — more cabinetry, countertops, and bigger appliances mean greater costs. Here’s how you can think about sizing up your kitchen remodeling project:

Extra small kitchens are usually “kitchenettes” with mini appliances and limited cabinets. They are usually less than 60 sqft, and best for simple food prep. Typical appliances in an extra small kitchen include an under-counter or narrow refrigerator, and a small stove or cooktop.
Small kitchens often have a narrow galley or efficient corner layout. Small kitchens are usually about 60-90 sqft, and best for 1 cook. Typical appliances in a small kitchen include a narrow upright refrigerator, a four-burner range, and a microwave.
Medium kitchens are sometimes “L” or “U” shaped, and may have an island or peninsula. Medium kitchens are usually about 90-120 sqft, and comfortable for 1-2 cooks. Typical appliances in a medium kitchen include an upright refrigerator, a four-burner range, a dishwasher and a microwave.
Large kitchens are full-sized with ample cabinet space or a pantry, usually an island or peninsula, and may have some space to eat-in or hang out. Large kitchens are usually 120-200 sqft, and comfortable for 2 cooks, plus company. Typical appliances in a large kitchen include a wide upright refrigerator, six-burner range or cooktop, and separate oven, a dishwasher, microwave, and maybe even a wine refrigerator.
Extra large kitchens are generous, full-sized kitchens with a pantry or larder, and almost always have space to eat-in or hang out. Extra large kitchens are usually more than 200 sqft, and comfortable for cooking with the whole family or a group of friends. Typical appliances in an extra large kitchen include a wide upright refrigerator, six-burner range or cooktop, multiple ovens, multiple dishwashers, a microwave, and a wine refrigerator.

Note, estimates don’t typically include appliances because appliance costs vary from budget to mid-grade to high-end/luxury. Most GCs are happy to provide an allowance or cost for a specific model upon request.

Finish level: How kitchen design affects remodeling costs in NYC

Finish level refers to the general quality and price level of fixtures, materials, and finishes. These include countertop materials, cabinetry materials and fabrication, flooring choices, and the brands and models of sinks, faucets, and appliances you choose. The higher the finish level, the faster your costs will increase.

Budget finish: Budget materials are generally off-the-shelf items from “big box” stores or IKEA. This includes Ikea cabinets, Wilsonart solid surface countertops, Pergo laminate floors, various tiles under $10 / square foot, fixtures by Delta and American Standard.
Mid-grade finish: Mid-grade materials balance cost efficiency with material quality. This includes cabinets by Diamond or Kemper, or cabinet fronts from Semihandmade; Caesarstone countertops, Daltile floors, tiles by TileBar and Ann Sacks, fixtures by Brizo, Hansgrohe, or Kohler.
High-end finish: High-end takes quality and craftsmanship above standard, and introduces custom work. This includes custom cabinets, countertops by Cambria and Neolith, floors by Porcelanosa, tiles by Cle Tile and Artistic Tile, fixtures by Graff, Kallista, or Rohl.
Luxury finish: Luxury means the sky’s the limit, where customization, craftsmanship and materials truly go above and beyond. Think brands like La Cornue, Meneghini, or Vinotemp.

Scope: Rip-and-replace vs. gut kitchen renovation in NYC

Project scope refers to the amount and type of work that needs to be done, and can have implications on which professionals you’ll need to hire. We divide scope into the following broad categories (when a contractor prepares an estimate for your renovation, it will be much more detailed, and will include costs of the exact fixtures and finishes):

Full renovation (also called “rip-and-replace”)

A full renovation means that you’re replacing all old fixtures and finishes with new ones, while leaving everything in its original place. So, effectively, the layout is the same before and after the renovation (hence, the nickname “rip-and-replace”). This is the more straightforward way to reimagine your space, and can often be done with just a licensed general contractor partner.

Gut renovation

For a gut renovation, you’ll be dropping walls, moving gas lines, re-routing plumbing lines and rewiring electrical — generally stripping the room to the studs and subfloor (or, even removing these!) in order to change up the layout of the space. This kind of transformational project will require professional design and architectural services, permitting, and licensed general contractors, which ensures the work is done safely and to code.

Services: Kitchen remodeling services, and how they affect costs in NYC

The two main services to consider for your kitchen renovation are build service and design service. Depending on your needs, you have some options for what types of firms to hire.

Build service with a general contractor

Build service would include demolition and construction services, and would be carried out by your general contractor. Some general contractors are considered build-only firms, which means that they do not offer full professional design. Even within the build-only category, there are a range of different service offerings an NYC contractor might provide — some will strictly work with finished plans from a professional designer, some will work with you to carry out the vision you conceive, and others are more willing to offer creative suggestions and advice on material and fixture choices, or even rough visualizations for spatial layout.

A combination of service level, experience, and things like firm size and overhead might all contribute to how competitive a contractor’s pricing is. We generally recommend to meet with a few different firms to feel out what level of service best suits you.

Design service with an architect or interior designer

Design service can be broken down into creative design and technical design. For creative design service, which is almost always optional, you’ll work with an architect or interior designer to reimagine the space. This added layer of service will generally cost between 10-20% of your construction budget, depending on the level of service included in your design package (though, not all firms determine their fees based on cost of construction — some may charge a flat fee based on project scope and anticipated duration, for example). So, for a $50,000 kitchen renovation, you might expect to pay your architect or designer $5,000 to $10,000.

Technical design expertise is needed in the form of an architect (or sometimes structural engineer) for projects like gut renovations where permitting is required. Their main role is to ensure that the project is done safely and to code.

What is a full-service, design-build firm?

If you need both design and build services, you can choose to hire a professional designer or architect, and separately, a general contractor. But there’s another option that comes with some distinct benefits: you can hire a design-build firm — a general contractor with dedicated professional design under one roof. This means you work with the same firm from planning and design through construction. In addition to the continuity, which can often save time in the process, some clients appreciate that the working relationship means more seamless coordination, which can even help to keep your project on budget.

Are you ready to start your own kitchen remodeling project?

Post your remodeling project on Sweeten and we’ll connect you with a curated list of trusted contractors, matched to your project. Our service is free for homeowners, and hiring your contractor with Sweeten means you’ll also have access to advice, support, and secure payments. Check out our service locations to see if we cover your area.

Renovate to live, Sweeten to thrive!

Read more cost guides below:

Frequently asked questions about kitchen remodeling costs in NYC

The process of remodeling brings up endless questions, so we’re answering some of your most common curiosities about the costs of renovation here. Have more questions? Leave them in the comments section below!

How much does a kitchen remodel cost in NYC?

The final cost of a kitchen remodel will depend on the size of your kitchen, the type of cabinets, appliance budget, and if any electrical or plumbing will be moving. For a typical, medium-sized kitchen, a full, rip-and-replace remodel in New York City will range from $24,500 to $107,000 and up, depending on finishes. This estimate includes all materials, labor, overhead, and a standard general contractor margin.

For the same sized kitchen, a major gut-remodel would add an additional 15-25% to the total cost of materials and labor.

How much does a kitchen demolition a cost in NYC?

Demolition signifies the start of a renovation and is one of the quickest parts of the process to complete. Typically, demolition costs are tied to the square footage of what is being removed. Generally, demolition costs start at $28 per square foot in New York City, but can be more depending on what needs to be removed.

How much does labor cost for a kitchen remodel in NYC?

The cost of labor goes towards the renovation crew, behind-the-scenes administrative employees, and subcontractors. Generally, the cost of labor is dependent on a project’s complexity, size, and location. In New York City, the labor portion of a remodeling project usually adds up to around 25-35% of the total project cost, give or take.

Generally, labor will make up a larger portion of total cost for a project with budget-grade materials, and a lower portion of the total for high-end materials, however, the addition of any highly specialized labor (beyond standard) will cost more.

Do you need a permit to remodel a kitchen in NYC, and how much do kitchen remodeling permits cost?

Permit requirements vary between states and local municipalities, so be sure to check your local requirements. Often, permits are needed if any plumbing, electrical, or mechanical elements will be moved, or if load-bearing walls are being moved or coming down. If you need a permit for your renovation, the costs can be calculated as a flat rate for specific scopes of work or as a percentage of the cost of the project. In some areas remodeling permit costs might be as high as 10%, but it’s usually less.

How much do new kitchen cabinets cost in NYC?

Cabinet costs will vary widely depending on the cabinet type, material type, and the linear square footage that will be installed. The price range can be wide on cabinets, ranging from $187 per linear foot for stock cabinetry going up to $606 per linear foot for custom cabinetry with decorative elements, such as designer glass fronts. Double those figures per linear foot if you’re planning for both upper and lower cabinets, though lower cabinets are deeper and usually slightly more expensive than uppers. These quotes include installation costs for New York City.

How much do new kitchen counters cost in NYC?

The cost of a countertop will depend on the square footage needed, the cost to install, and the type of material chosen. On the lower end, counters can start at $39 per square foot for laminate, formica, or tile, to as high as $557+ per square foot for high-end continuous, natural stone. These quotes include installation costs for New York City.

How much does a kitchen island cost in NYC?

The cost considerations for a kitchen island or peninsula include the type of cabinetry, countertop material, and any amenities to be installed, such as a sink or appliance. In total, adding a new island in New York City, using budget-grade materials will start at about $7,500. This figure includes installation labor for New York City.

How much do new kitchen appliances cost in NYC?

Appliances can make up a substantial part of the renovation budget, if you are planning to replace them. “To maximize a limited budget, consider an appliance package,” explains Albert Fouerti, founder and CEO of Appliances Connection. “Sticking to a single brand might net you the most savings based on manufacturers’ rebates.”

Typically, appliance packages align into three levels – budget appliance packages which cost $5,000 and under, mid-grade packages range between $5,000-$10,000, and high-end/luxury packages that can cost $10,000 and up. An appliance package typically includes a refrigerator, range, microwave oven, and dishwasher, but could include more appliances depending on your specific renovation. Costs can be controlled by choosing finishes and features within your budget and typical use case.

How much does a slab or tile backsplash cost in NYC?

The cost of a backsplash will depend on the square footage needed, the type of material chosen, and the prep and installation labor. Kitchen backsplash costs range from about $39 per square foot for a budget tile option, up to $557 per square foot for a high-end slab option, such as marble. These figures include installation labor costs for New York City.

How much do hardware and lighting cost in NYC?

When renovating your kitchen, you’ll also need to choose hardware like cabinet pulls that can run as low as a few dollars a piece (though, you can also spend a lot more on higher-end items), and lighting fixtures that can be had for $78 for basic flush mounts (with installation labor), or run up to hundreds or thousands of dollars for decorative chandeliers or multiple statement pendants and under-cabinet lighting.

How much does it cost to remodel a small kitchen in NYC?

In New York City, the cost for a full, rip-and-replace remodel of a small kitchen can range from $21,000-$71,500 and up, depending on finish level of the materials used. A major gut renovation for a kitchen of the same size would add an additional 15-25% to the total cost of materials and labor.

What are the hidden costs of renovating a kitchen in NYC?

Your general contractor can give you an idea of possible issues that may arise during a renovation in New York City, based on the age and type of home they’re working on. However, a contractor cannot price out every possible issue, especially after walls are broken into. Plumbing and electrical may need to be updated, or lead/asbestos may need to be removed. Major projects often involve permit costs. Change orders after a contract has been signed can also add to the overall cost.

To protect yourself from unseen costs, set aside a 10-15% contingency budget for a non-gut renovation. If you are planning a gut remodel, set aside 15-20% for issues that come up along the way. Having a monetary cushion will keep your remodeling project on track. If you don’t end up needing it, you can use the extra funds to pay down loans or furnish your beautiful new space.

What are common kitchen layouts in NYC, and how does kitchen layout affect remodeling costs?

Common kitchen layouts in New York City include galley, L-shaped, U-shaped, island, and peninsula kitchens. Galley kitchens are highly-efficient layouts and usually on the smaller end for kitchen size because there is limited floor space; that said, they focus their efficiency on cabinets and countertop space, which are bigger ticket items for pricing. In the medium to large size range, you might have an L-shaped kitchen or a U-shaped kitchen. Many open layout kitchens feature an island or peninsula.

In all of these cases, your big-ticket items like cabinets, countertops and appliances will swing your overall costs higher or lower depending on the overall size or volume and finish level. If you don’t need a lot of cabinet space, consider limiting upper cabinets or incorporating some open-shelving in your kitchen design to reduce costs.

Updated March 21, 2023

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2023 Bathroom Remodeling Costs in New York City

Shera Nuss — Wed, 14 Dec 2022 14:57:25 +0000

Researching your bathroom remodeling costs in NYC? The key factors are size, finish level, scope, and services needed

How much should you budget for your bathroom remodel? Here’s how to make a rough prediction of bathroom remodeling costs in New York City. The main variables are:

Size of your bathroom, typically determined by the number of bathroom fixtures and the room’s square footage.
Finish level — from budget to luxury, of all the materials, fixtures and finishes for your renovation.
Scope — Are you just replacing fixtures and finishes? Are you changing the floor plan, including moving walls and utilities? Are you adding a new bathroom, or moving your bathroom to a different part of the house?
Services — Do you just need construction work? Do you need professional design or architecture services?

We’ll discuss these variables below, but for now let’s start with an example.

For a full renovation (without layout changes) of a standard full bathroom, with basic general contracting services, here’s what you can expect starting costs for your project to look like in New York City:

Budget full bathroom renovation costs: Starting at $18,000
Mid-grade full bathroom renovation costs: Starting at $28,000
High-end full bathroom renovation costs: Starting at $40,500

When you’re ready to get started on your bathroom or home remodel, work with Sweeten to renovate with the best contractors in NYC.

Size: How dimensions affect your bathroom remodeling costs in NYC

This may sound obvious, but the larger your bathroom, generally the more expensive your renovation project will be. However, it’s not a totally straightforward calculation, because what matters most isn’t the footprint, it’s the fixtures and finishes that will fill that space — more plumbing fixtures, in the form of sinks, showers, toilets, etc., means greater costs. Here’s how you can think about sizing up your bathroom remodeling project:

Half bathrooms, or powder rooms, usually have just a sink and a toilet. The typical fixture count for a half bath is 1-2.
Full bathrooms usually have a sink, toilet, and bathtub or shower. The typical fixture count for a full bath is 3-4.
Primary bathrooms, also called master bathrooms, usually have a generous vanity area with two sinks, plus a toilet and bathtub or shower. The typical fixture count for a primary bath is 4-5.
Deluxe primary bathrooms usually have two sinks and an extended vanity, an extra-large shower or a shower and separate bathtub, and a toilet, which may be enclosed separately. The typical fixture count for a deluxe primary bathroom is 5+.

For any size bathroom, a wide range of bathroom fixtures is available, from budget to ultra-luxury. Your style preference, budget, and the space’s size will determine the suite of fixtures needed, including a sink, vanity, faucet, toilet, shower head, bathtub, and accessories. The low end of fixtures for a small bathroom is $1,500, and fixtures can run upwards of $15,000.

Finish level: How bathroom design affects remodeling costs in NYC

Finish level refers to the general quality and price level of fixtures, materials, and finishes. These include wall treatments, vanity materials and fabrication, flooring choices, and the brands and models of sinks, faucets, and fixtures you choose. The higher the finish level, the faster your costs will increase.

Budget finish: Budget materials are generally off-the-shelf items from “big box” stores or IKEA. This includes stock vanities; various tiles under $5/square foot such as Pergo and Daltile; and fixtures by Delta, Moen, and Pfister.
Mid-grade finish: Mid-grade materials balance cost efficiency with material quality. This includes vanities by Design House, Fresca, and Signature Hardware; tile by TileBar; and fixtures by American Standard, Hansgrohe, and Kohler.
High-end finish: High-end materials take quality and craftsmanship above standard, and this category introduces custom work. This includes tiles by Clé Tile, Ann Sacks, and Artistic Tile; vanities by Duravit, Robern, and DXV; and fixtures by Kallista and Brizo.
Luxury finish: Luxury means the sky’s the limit, where customization, craftsmanship and materials truly go above and beyond. Think brands like Lefroy Brooks, THG Paris, and Samuel Heath.

Scope: Rip-and-replace vs. gut bathroom renovation in NYC

Full renovation (also called “rip-and-replace”)

A full renovation means that you’re replacing all old fixtures and finishes with new ones, while leaving everything in place. So, effectively, the layout is the same before and after the renovation (hence, the nickname “rip-and-replace”). This is the more straightforward way to reimagine your space, and can often be done with just a licensed general contractor partner.

Gut renovation

For a gut renovation, you’ll be dropping walls, rerouting plumbing lines and rewiring electrical — generally stripping the room to the studs and subfloor (or, even removing these!) in order to change up the layout of the space. This kind of transformational project will require professional design and architectural services, permitting, and licensed general contractors, which ensures the work is done safely and to code.

Services: Bathroom remodeling services, and how they affect costs in NYC

The two main services to consider for your bathroom renovation are build service and design service. Depending on your needs, you have some options for what types of firms to hire.

Build service with a general contractor

Build service would include demolition and construction services, and would be carried out by your general contractor. Some general contractors are considered build-only firms, which means that they do not offer full professional design. Even within the build-only category, there are a range of different service offerings a contractor might provide — some will strictly work with finished plans from a professional designer, some will work with you to carry out the vision you conceive, and others are more willing to offer creative suggestions and advice on material and fixture choices, or even rough visualizations for spatial layout.

A combination of service level, experience, and things like firm size and overhead might all contribute to how competitive a contractor’s pricing is. We generally recommend to connect with a few different contractors to feel out what level of service best suits you.

Design service with an architect or interior designer

Design service can be broken down into creative design and technical design. For creative design service, which is almost always optional, you’ll work with an architect or interior designer to reimagine the space. This added layer of service will generally cost between 10-20% of your construction budget, depending on the level of service included in your design package (though, not all firms determine their fees based on cost of construction — some may charge a flat fee based on project scope and anticipated duration, for example). So, for a $40,000 bathroom renovation, you might expect to pay your architect or designer $4,000 to $8,000.

What is a full-service, design-build firm?

Are you ready to start your own bathroom remodeling project?

Renovate to live, Sweeten to thrive! Learn more

Read more cost guides below:

Frequently asked questions about bathroom remodeling costs in NYC

The process of remodeling a bathroom brings up endless questions, so we’re answering some of your most common curiosities about the costs of bathroom renovations here. Have more questions? Leave them in the comments section below!

How much does a bathroom remodel cost in NYC?

The final cost of a bathroom remodel will depend on the size of your bathroom, the quality of fixtures and finishes, and whether any plumbing fixtures will be moving or changing. For an average, full bath, a full, rip-and-replace bathroom remodel in New York City will range from $18,000 to $74,000 and up, depending on finishes. This estimate includes all materials, labor, overhead, and a standard general contractor margin.

A major gut bathroom remodel would add an additional 15-25% to the total cost of materials and labor for the same square footage. Also keep in mind that a half bathroom with fewer fixtures will cost less, while a primary bathroom with more fixtures will cost more.

How much does a bathroom demolition cost in NYC?

Demolition signifies the start of a renovation and is one of the quickest parts of the process to complete. Bathroom demolition costs are typically tied to the square footage of what is being removed. Usually, bathroom demolition costs start at $39 per square foot in New York City, but can be more depending on what needs to be removed.

How much does labor cost for a bathroom remodel in NYC?

The cost of labor for a bathroom remodel goes towards the renovation crew, behind-the-scenes administrative employees, and subcontractors. Generally, the cost of labor is dependent on a project’s complexity, size, and location. In New York City, the labor portion of a bathroom remodeling project usually adds up to around 25-35% of the total project cost, give or take.

Generally speaking, labor will make up a larger portion of total cost for a bathroom project with budget-grade materials, and a lower portion of the total for high-end materials. The addition of any highly specialized labor (beyond standard) will cost more.

Do you need a permit to remodel a bathroom in NYC?

Permit requirements vary between states and local municipalities, so be sure to check your local requirements in New York City. Often, permits are needed for bathroom remodels if any plumbing, electrical, or mechanical elements will be moved, or if load-bearing walls are being moved or coming down. This can also include converting a tub to shower, or vice versa, due to plumbing implications.

If you need a permit for your bathroom remodel, the costs can be calculated as a flat rate for specific scopes of work or as a percentage of the cost of the project. In some areas remodeling permit costs might be as high as 10%, but it’s usually less.

How much does it cost to tile a bathroom in NYC?

The purchase of tile is only part of the budget to tile a bathroom. There is cost to prepare the space for tiling where items such as baseboards and the toilet are removed. Raw materials, such as subflooring and thin-set, are required for the job. Installation and labor costs factor into the final tiling budget. The total average cost to tile a bathroom in New York City ranges from $26 to $82 per square foot.

What does it cost to replace a bathroom vanity in NYC?

The cost to replace a bathroom vanity includes preparation of the worksite, raw materials, and labor. Depending on the scope of work, the cost increases if plumbing and electrical systems are relocated or if they need to be brought up to code. The materials chosen based on price point will also factor into the budget. The total average cost to replace a bathroom vanity in New York City ranges from $440 to $3,800, however, for high-end and custom work, the total cost of replacing a vanity can run even higher.

How much does it cost to remodel a shower in NYC?

Remodeling a walk-in shower can cost anywhere between $2,000-$15,000 in New York City, and can run even higher for high-end and custom work, or major layout changes. This includes installation, plumbing, fixtures, and kits. Leaving the plumbing where it is will be less expensive than if water sources are moved (like when converting a tub to a shower).

The cost to remodel a shower will also vary depending on the price point of the tile chosen. Standard ceramic tile can start at just $1.50 per square foot while marble tile is closer to $50 per square foot. Add a standard overage amount of at least 10% of raw material. Running short of tile will cause delays and incur more costs

How much does it cost to remodel a small bathroom in NYC?

The bulk of your bathroom remodeling costs will be tied to the total number of fixtures, and the quality of the fixtures and materials you choose. A small full bathroom with 3-4 fixtures and a large full bathroom with 3-4 fixtures, might cost close to the same because the only difference will be in square footage of flooring and wall treatments. On the other hand, a half bathroom with only 2 fixtures, a sink and toilet, will cost considerably less than a full bath renovation with 3-4 fixtures.

In New York City, the cost for a typical half bathroom remodel can range from $7,500-$27,000 and up; whereas the cost for a full, rip-and-replace remodel of a small full bathroom can range from $18,000-$74,000 and up, depending on finish level of the materials used. A major gut renovation for a bathroom of the same size would add an additional 15-25% to the total cost of materials and labor.

What are the hidden costs of renovating a bathroom in NYC?

Your general contractor can give you an idea of possible issues that may arise during a bathroom remodel in New York City, based on the age and type of home they’re working on. However, a contractor cannot price out every possible problem, as things can arise after walls are broken into. They may discover an issue with your plumbing or electrical, for example.

Major projects often involve permitting fees, and change orders after a contract has been signed can also add to the overall cost. To protect yourself from unseen costs, set aside a 10-15% contingency budget for a non-gut renovation. If you are planning a gut remodel, set aside 15-20% for issues that come up along the way. Having a monetary cushion will keep your remodeling project on track.

Updated December 14, 2022

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Black-and-White Kitchen Cabinets Have a Timeless Appeal in Brooklyn

Carole Braden — Wed, 07 Dec 2022 18:06:33 +0000

A well-deserved upgrade with black quartz countertops reveals a compact cookspace remodel under $35,000

Homeowners: These co-op owners posted their project on Sweeten
Where: Brooklyn, New York
Primary renovation: Rip-and-replace a black-and-white small kitchen in a 750-square-foot prewar apartment
Sweeten general contractor
Homeowner’s quote: “We had a truly positive experience working with our contractor.”
Sweeten’s role: Sweeten matches home renovation projects with vetted general contractors, offering advice, support, and secure payments—for free.

Written in partnership with Sweeten homeowner. “After” photos by Kate Glicksberg for Sweeten.

A well-timed purchase with room to improve

I purchased the co-op in September 2020 when property prices were down. Nobody was talking about inflation just yet. So, it seemed like a good time to invest in New York.

We had been renting prior to buying the place. Eventually, I sold some stocks and used the money for the down payment. The prewar apartment is in a co-op building, built in 1938. It has six floors with many combined units. Ours measures 750 square feet. We wanted to update the apartment, modernizing it a bit and making it feel like our own.

The dealbreaker: no dishwasher!

Our renovation’s focus was on the apartment’s kitchen. It hadn’t been updated since 2003 and lacked a dishwasher—we needed one, and wanted to give the otherwise workable kitchen, which had been done in black and white, a facelift. So, I posted my project on Sweeten, asking for bids from local general contractors we met for a “simple update.”

As a first-time renovator, I had questions. “How long does a kitchen remodel take?” “How much would it cost?” Will my contractor rip me off?” “How do I deal with the co-op during the process?” But Sweeten helped answer them, and got me on the way to hiring a vetted renovation team.

A bigger fridge changes the scope

From the beginning, we’d thought we would install a dishwasher and a new countertop and that would be it. We liked the existing black-and-white kitchen as it was. But the scope of the job changed quickly when we decided to upgrade from the skinny, column-style refrigerator that was there.

With help from our contractor, we did a redesign to make room for a fridge that was closer to standard size. Other than that, we left the kitchen layout pretty much as it had been.

Black-and-white kitchen cabinets simply elevate

I’d visited Ikea and made a cabinet selection, but a friend of ours who was working for Semihandmade, a company that makes high-quality doors to fit Ikea base cabinets, suggested we speak to them about our project. The company’s products were a worthy improvement and they had the colors we wanted. We went with a black-on-black vibe for the lower-cabinet surfaces, and white for the uppers.

We spent an evening evaluating handles and pulls up close with the cabinets to see what we liked best and bought $400 worth. However, we saved a bit on the hardware by asking our contractor to rebuild the existing white open shelving units.

"We saved a bit on the hardware by asking our contractor to rebuild the existing white open shelving units."

Black quartz countertops set the tone

When it came time to choose the countertops, we looked at Corian, quartz, polished granite, and Dekton. The offerings include so many types and textures. We ultimately went with Jet Black quartz countertops, which coordinated the best with our matte-black doors.

The new, larger refrigerator was the right call, no question. The kitchen had come with a gas range that we liked, but we opted for a sleeker, black style at the last minute and we’re thankful that we did. We decided to buy a small microwave, too, and hide it behind a cupboard door. It’s only used to heat up coffee. Similarly, the new dishwasher adds cleanliness and convenience, while keeping the countertops less cluttered.

A solid renovation partner

We had a truly positive experience working with our Sweeten contractor. One of the last days of the project, I put together a PowerPoint presentation highlighting all of the things that needed to be completed. Our contractor and his crew were very receptive to this. Tell us you work in sales without telling us you work in sales!

Our black-and-white small kitchen came in on budget

I know that these kitchen projects can be really expensive, so I’m happy we were able to get the result we wanted, and a great-looking kitchen, at a cost that was reasonable and reachable. We made one mistake that cost us about a thousand dollars, but otherwise the project was without any major bumps, and we kept our total costs under $35K.

The new-and-improved black-and-white kitchen is our own now. It gave us the opportunity to collaborate and improve our living space—and allowed me to tour all of the tri-state Ikea locations in search of the missing cabinet parts. Truth is, there’s nothing “simple,” about a kitchen renovation. But no regrets here.

Thank you for sharing your new kitchen with us!

Renovation materials

Supermatte Shaker black cabinets and Supermatte Shaker uppers in white: Semihandmade
Black and white kitchen cabinets, sink, faucet, and lighting: IKEA
Quartz countertops in Jet Black: Caesarstone
Bertazzoni black gas range: Bertazzoni
Blomberg refrigerator: Blomberg
Bosch dishwasher: Bosch
Hardware: Rejuvenation

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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, work with Sweeten to renovate with the best contractors.

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A Modern Makeover in a West Village Kitchen

Kelley Rowland — Thu, 16 Sep 2021 15:03:25 +0000

In this West Village kitchen, a waterfall island adds storage and a work surface

“After” photos by Pixy Interiors for Sweeten

Homeowners: Erin and Jonathan posted their West Village kitchen renovation project on Sweeten
Where: West Village, Manhattan, New York
Primary renovation: Refresh and create a new kitchen layout in their 750-square-foot apartment
Sweeten general contractor
Sweeten’s role: Sweeten matches residential renovation projects with vetted general contractors, offering know-how, support, and up to $50,000 in renovation financial protection—for free.

Remodeling an outdated 80’s West Village kitchen

Though Erin and Jonathan’s West Village kitchen in their 750-square-foot apartment was, for the most part, functional, it didn’t suit their style. Another downside: the kitchen did not make the best use of the available space. Open to the living area, there was plenty of room to add the built-in island on the couple’s wish list, plus reimagine the layout. Ready to bid farewell to the ‘80s cabinetry and shabby tile flooring, they posted the project to Sweeten and were matched with a general contractor.

Picking renovation materials and kitchen appliances

The basic kitchen transformed into a bright, modern marvel complete with new stainless steel appliances, a waterfall island, and light fixtures. The overall contemporary culinary space also got some more classic updates, like the Shaker-style cabinets and herringbone tile backsplash. To connect the kitchen with the rest of the living area, 5-inch white oak flooring was installed throughout.

A French door refrigerator replaced the older model, while the new dishwasher (that has a window and lights up!) moved to the stove’s previous location. A stainless steel hood and gas range found a new central location in the space across from the storage-packed island.

Working through the renovation process

The contractor brought the couple’s vision to life, ensuring everything was on time and on budget. “The contractor’s app was also a very helpful tool for us to make material selections and track the progress of the project,” Jonathan said. Their contractor provided valuable input, guiding them on sourcing materials, layout, and space considerations.

“The entire process was intimidating. From planning, scheduling, prepping, and deciding, it was all new to us. Sweeten and our contractors made us feel at ease,” he continued.

The renovation had its challenges (the couple moved into a sublet for three months), but it wrapped up beautifully. “Before, there was a daily struggle for space and storage. Getting a certain level of cleanliness was never attainable in an older apartment. Now when we walk in the door, it’s a breath of fresh air,” Jonathan said.

Bonus: The countertops are actually marble-like quartz that doesn’t just look pretty; it’s very durable too!

Renovation Materials:

White modern Shaker cabinets: Waypoint. Cabinet pulls tabs: Miseno. Marble-like quartz countertops: Quartz Master. Bolden single handle faucet: Kraus. Stainless steel sink: Kohler. Fisher & Paykel French door refrigerator, #RF170ADUSX4N: AJ Madison. Dishwasher, #KDTM804ESS, gas range, #KSGB900ESS: KitchenAid. Alto rod 8″ island lighting: Cedar & Moss.

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Waterfall islands are making a splash. See Lia and Chris’ waterfall island in their kitchen reno.

Refer your renovating friends to Sweeten and you’ll both receive a $250 Visa gift card when they sign a contract with a Sweeten general contractor.

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

The post A Modern Makeover in a West Village Kitchen appeared first on Sweeten.

A Hodgepodge of DIY Jobs Gets a Makeover

Serena Solomon — Thu, 26 Aug 2021 13:28:32 +0000

A couple aims to find a vetted contractor for their East Village kitchen renovation—finally

Homeowners: Susan and Carl posted their East Village renovation on Sweeten
Where: East Village, Manhattan, New York
Primary renovation: Streamlining the kitchen of the 1,400-square-foot co-op to reach its full potential
Sweeten general contractor
Sweeten’s role: Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free..

Wear-and-tear of a well-used kitchen shows

In the 23 years since Susan and Carl bought a one-bedroom East Village co-op, they’ve made a lot of changes. “The history is long in this space,” said Susan, including withstanding 16 years of kids and dogs. She isn’t exaggerating. This couple bought the neighboring studio apartment in 1997, bumping up their square footage to 1,400. They hired someone to do the bare minimum to connect the two apartments and did everything else themselves. A few years later, while an “inept” contractor did a poor job of fixing up the bathroom, the couple went on to do a DIY job with the kitchen. A leaky dishwasher eventually ruined the flooring.

With low interest rates, they decided to refinance their mortgage and renovate, which brings this story to the present day. Despite those DIY fixes, the kitchen wasn’t at its full potential. A dropped ceiling in certain areas eliminated what could be very useful storage space. The recessed canned lights hanging from the ceiling also made the kitchen feel small. Even with a cutout in the wall toward the living room, the layout didn’t suit entertaining. “Whenever we had company,” said Susan, “everyone would squeeze into the end of the kitchen while I cooked and doled out snacks.”

Finding the right expertise to get the job done

With the disaster of the bathroom contractor etched in their minds, Susan and Carl promised themselves to scrutinize the next person they worked with. They found Sweeten and posted their project, a choice that paid off many times over. For example, they discovered a beam that they feared would force them to shorten the cabinets and give up storage space. But the Sweeten contractor they chose “knew exactly how to notch out the back of the taller cabinets to accommodate the beam,” said Susan.

The couple spent hours on Pinterest and decided against uniformity in the long, narrow space, opting for family- and pet-friendly materials and layout instead. “We wanted to eliminate the bowling alley feel,” she said. This was achieved by mixing cabinets and shelves, as well as glass and solid doors, and horizontal and vertical lines. Moving the window gate from the inside to outside was another simple fix that made a big difference. That change now enables them to open the bottom half of the gate. They opted for a painted backsplash rather than tile. “It leaves open the possibility of changing colors when you get tired of it,” she said.

Lessons learned from this East Village renovation

The job went smoothly with no issues with her contractor—even though the “construction dust was hard to live with”—the couple still has tips for other renovators: 1. Triple your timeline estimate to get a realistic sense of how long a renovation will take, and 2. When your kitchen is out of order, there’s a lot you can do in a slow cooker and rice cooker, including pasta!

Bonus: This East Village renovation was full of pleasant surprises along the way. When their Sweeten contractor ripped out the dropped ceiling, Susan and Carl had expected to find something that would slow the project down. Instead, no wires, pipes or anything structural was found inside. “Compared to any other [renovation] jobs, nothing significant held us back with this one,” said Susan.

Renovation Materials:

Stone Studio floor tiles: Verde 1999. Grimslov and Hittarp kitchen cabinets: Ikea. Cabinet hardware: Rusticware Hardware Company. Countertops: European Granite and Marble. Island countertop: Country Mouldings. Sink: Ikea. Grohe faucet: Faucet.com. Refrigerator: Samsung. Dishwasher: Bosch. Dacor stove and hood: eBay. Ceiling lights: Schoolhouse Electric & Supply. Pendant lights: Ikea. Paint color in Sea Star, #2123-30: Benjamin Moore. Stools: Target.

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Removing a difficult-to-access loft space and raising the ceiling allowed Emily and Trey to install taller kitchen cabinets for greater storage.

Refer your renovating friends to Sweeten and you’ll both receive a $250 Visa gift card when they sign a contract with a Sweeten general contractor.

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

The post A Hodgepodge of DIY Jobs Gets a Makeover appeared first on Sweeten.

My Sweeten Story: A Cozy Loft in a Converted School Building

Carole Braden — Thu, 08 Jun 2023 12:53:55 +0000

When embarking on his Brooklyn loft remodel, this interior designer stayed flexible

Homeowners: Sue and Alex posted their loft remodel on Sweeten
Where: Cobble Hill, Brooklyn, New York
Primary renovation: A full-unit Brooklyn loft remodel aiming to add storage and functionality while preserving the apartment’s “80s loft” aesthetic
With: Sweeten general contractor
Homeowner’s quote: “Our Sweeten contractor proposed great ideas. We had a few conversations before the renovation, and she was very accommodating.”

Written in partnership with Sweeten homeowner Alex. “After” photos by Miao Jiaxin for Sweeten.

Elevating the best aspects of home

We have been living in this apartment in Cobble Hill, Brooklyn, since 2015. It was the first place we lived together, and it felt like a real 1980s loft, which Sue and I liked a lot. The previous owner was crafty—he’d installed his own kitchen cabinets, and the spirit of the place was very DIY. Sue works in Fin-tech and I am in interior design. We didn’t do much work when we first moved in, thinking it made sense to let the apartment evolve.

The apartment comprises approximately 900 square feet. It had many vantage points, which our cat, who recently passed, really enjoyed. The neighborhood seems to have a lot of industrial building conversions—a church here, a school there, made into residential apartments. Our building belongs to the latter group, and was converted more than 30 years ago. Visitors are often amazed at how wide the hallways are. That sort of space is not something you often encounter in NYC.

Honing in on the shared lifestyle

Looking to build on the apartment’s openness, we made a few changes early on. One was removing a spiral staircase and replacing it with an industrial-use stair; it remains in the same location in the current iteration. Another was taking out an idiosyncratic shelving system that the previous owner had installed. We are both utilitarian, and that aspect of our personalities influences our aesthetic.

We also like this word that the Dutch have, Gezellig, which translates to something like coziness. It’s not a style, per se, but achieving it was a driving force for our renovation. We didn’t want an overly designed space, but rather one that felt considered.

Practical launch pad to renovate

We coordinated our renovation to coincide with the water boiler warranty expiration. Each unit has its own boiler, and you always hear about these things failing shortly after their warranty goes. We figured we would try to avoid becoming a statistic. Another motivation to upgrade was the desperate need for an electrical panel overhaul in the apartment. We wanted to add an in-unit washer and dryer and a shower to our powder room. In addition, the apartment lacked, and desperately needed, built-in storage.

We posted our project, and Sweeten was a great help in providing a list of relevant contractors in Brooklyn. Since I work in this field, I did not utilize other services the company provides. I wanted to complete the renovation within an allotted time frame, and keep within a firm budget. Our Sweeten contractor proposed great ideas. We had a few conversations before the renovation, and she was very accommodating.

“Sweeten was a great help in providing a list of relevant contractors in Brooklyn.”

Design tricks-of-the-trade

It is always exciting to see a project on paper come to life, but it is especially interesting when you have an experimental client—in this case, ha!, ourselves. Our contractor convinced me that we should open up the entry foyer, which I wasn’t sure of. But in the end I think sacrificing the extra storage was worth it to expand the passageway. We also separated the passthrough between the dining and living space with an oversized barn door, which disappears when retracted.

We employed other tricks as well. Take the painting and color scheme, for example. We applied a World War I ship-camouflage technique known as Dazzle—which was a way of masking the volume and shape of military ships using geometric patterns—to try to make walls and objects more or less vanish into the space. We used black behind the TV to have it blend into the space. It is also a nod to the blackboard that would have hung on the wall in this former classroom.

We stayed with a pretty strict material palette just because it is easier to manage and is also a fun challenge to stretch the limit of the material. For example, the black countertop and black backsplash is actually a paper-based product that is extremely durable. I also used it as treads for the stairs.

Being flexible during the process

No matter how simple you aim to keep it, in any construction project, there will be challenges to overcome. We moved out of the apartment during the renovation, but I went to the job site every other day to make sure we were moving forward. During one visit, I noticed that the contracting team had framed one of the walls in the wrong location. Instead of losing time having the contractor demolish the framing and restart, however, I decided to redesign that portion of the space. I did it overnight. In the end, we were able to salvage the work and it turned out nicely. It felt serendipitous.

Connect with Sweeten contractors

Paying attention to and working with the GC within the process always helps, and given my work, I am familiar with the arc a job follows. Our favorite part of the renovation was the end.

Working from home for the past year, we were able to enjoy the apartment’s ample flow of sunlight throughout the day. It is great to have a space that works so well now and feels not just in sync with the building we live in, but with our entire lifestyle.

Thanks for sharing your Brooklyn loft remodel with us, Sue and Alex!

Materials Guide

LIVING AREA RESOURCES: Paint in Simply White and Black Forest Green: Benjamin Moore. Industrial staircase: Grainger.

KITCHEN RESOURCES: Paint in Simply White: Benjamin Moore. Kitchen cabinets and hardware: Ikea . Countertops and backsplash (white material from Krion; black material from Richlite; Elkay sink and AXOR faucet: Porcelanosa. Refrigerator: Samsung. Dishwasher and stove: Bosch.

BATHROOM RESOURCES: Porcelain wall & floor tile; Vanity and sink: Porcelanosa. Shower fixtures and hardware: Hansgrohe. Toilet: American Standard.

Originally published August 19, 2021

Updated on June 8, 2023

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The post My Sweeten Story: A Cozy Loft in a Converted School Building appeared first on Sweeten.

How to Budget for a Full-Home Renovation in NYC

Carol Wang — Tue, 21 Mar 2023 07:40:29 +0000

Here’s what influences full-home renovation costs in NYC — from permits and construction to hidden costs

UPDATED: Click to read our most up-to-date NYC Kitchen Remodeling Costs here and NYC Bathroom Remodeling Costs here

According to Sweeten general contractors, the typical price range for an entire home remodel in NYC is $100 to $200 per square foot (psf). This standard starting range includes both labor and materials, and represents costs averaged across both “wet” spaces, like bathrooms and kitchens, and “dry” spaces, like living rooms, bedrooms, and offices. This is because wet space remodels tend to be far more expensive per square foot, with a higher density of materials, finishes, and specialized labor (think plumbing, tiling, and more).

Here’s a more specific breakdown of typical NYC home renovation costs:

Full-home renovation in NYC: $100—$200 psf
- Dry spaces: $30–$50 psf
- Wet spaces: Baths start at $400 psf; kitchens start at $300 psf
Gut remodel with stock materials: $100–$200 psf
Non-gut remodel with stock materials: $100 psf
Gut remodel with customization: $200–$300 psf
Non-gut remodel with customization: $200 psf
Structural changes, extensive customization: $300 psf and up
Plumbing permits: From $2,000–$5,000
Electrical permits: $900
Asbestos inspection: $500–$1,000

Scheduling tip: Don’t wait. There’s a backlog in the supply of construction materials. For homeowners interested in renovating, it’s smart to schedule and sign with a contractor to lock in your material prices. You’ll also want to book a start date on the contractor’s schedule.

The cost for a gut renovation vs. a non-gut

As you plan out your home remodel, there’s a difference in cost, process, and scope between a gut and non-gut project. In a gut renovation, interior walls are stripped down to the studs or knocked out entirely.

A gut will start at the higher end of the $100 to $200 psf range, while a renovation in which you redo the space within the existing walls will be on the lower end. For example, in a 700-square-foot, one-bedroom apartment, a renovation will come in around the $50,000 to $70,000 range, while a gut renovation will likely exceed $100,000.

The non-gut renovation may involve a new kitchen and bath, as well as refinishing flooring, replastering and painting, plus upgrades in materials and finishes. The gut renovation will include the above as well as replacing the walls and flooring, and possibly installing new piping and wiring systems and moving doorways.

Given that New York City apartments vary widely and can present unique challenges, a per-square-foot estimate is really a ballpark figure for you to get started. Here’s an overview:

Basic costs for an NYC home renovation

When estimating price per square foot, the scope of work usually includes the following:

Basic demolition
Framing: the skeletal, load-bearing structure to which the interior walls and other systems are attached
Insulation and drywall
Wiring, including outlets and switches
Plumbing
Heating/cooling systems
All visible materials and fixtures in kitchens and baths (described below)

This doesn’t include appliances. Also bear in mind that the choices you make for visible materials—tile, flooring, millwork, paint, lighting fixtures, electronics, and more—can significantly affect the price of your renovation.

At the $100 to $200 psf range:

Materials are generally prefabricated or stock items and in finishes that are available at common retail outlets.
Cabinets in this price range are typically MDF (medium-density fiberboard).
Tiling will run under $10 psf.
Lighting will be standard but solid basics.
Solid wood floors may be shorter, narrower planks made of less expensive woods.
The work will be careful, clean, and well-installed at this level with higher quality labor and skillsets at the upper end of the range.

At $200 to $300 psf range:

Some customization on details such as joints, millwork, and hardware
Cabinets are custom or semi-custom and can include built-ins.
Countertops in natural stone or high-quality manufactured materials.
Solid, wide-planked hardwood flooring
Projects at this price point are not usually gut renovations, but rather remodels that focus on the space within the existing walls.

One thing to note: While Sweeten contractors attempt to explore all avenues to stay competitive, it is an industry that is affected by trade. The prices you’re quoted at any given time may not be the same six months or a year from now. Prices on labor and materials fluctuate and this will be reflected in your overall quote.

What you’ll get for $300 per square foot and higher:

$300 psf or above will usually pay for layout changes or structural work, such as combining apartments.
Moving walls, adding staircases, shifting gas and plumbing, and electrical rewiring all contribute to a higher per-square-foot cost, as well as add to the behind-the-scenes expenditures (more on that below).
Since pricing for kitchens and baths runs higher than other rooms, more of those equal a higher price per square foot. For example, renovating a 1,000-square-foot apartment that has three bathrooms will be more expensive than an apartment of the same size with just one bathroom.

At this level and beyond, you can expect to see more extensive customization, fine finishes, and luxurious materials. This includes handmade tile, exotic wood grains, natural stone, and custom millwork details that complement the home’s architecture. You might also see custom door casements and extensive lighting details.

1. Design

Depending on your general contractor and your level of involvement in the project, you may also want or need professional design services.

You may need an architect. Architect approvals are required any time you make changes to the structure or to plumbing or gas lines. Many Sweeten general contractors in NYC can refer architects for your project.
You may consider a design/build firm, which combines design and construction services within one fee and contract.

2. Building and city requirements

If you live in a co-op or condo building, you’ll likely need to submit your plans drawn by an architect to your building’s board. Co-ops are generally stricter about renovations than condo buildings, though many condos are now adopting more stringent rules as well. Buildings may also have minimum requirements for construction insurance.

Some alteration agreements require a security deposit to cover potential damage. They may also include the fees incurred by the condo or co-op board to review and approve your plan. You may find that contractors who can afford to work in buildings with more extensive specifications have higher rates in order to meet higher insurance requirements.

The NYC Department of Buildings requires that you obtain permits and inspections for many types of construction work, including plumbing, electrical, and structural. Permits can add up. An electrical permit can run close to $900, plumbing permits can cost from under $2,000 to $5,000, and an asbestos inspection can be $500.

3. Demolition and site prep

Depending on the state of the original space, you may need to do extensive preparatory work after demolition and before installation. Older apartments will almost always require stripping, leveling, and plastering. Uneven floors and walls must be leveled before cabinets can be hung, doors framed, or tiling installed. These costs are determined by the general contractor once they have a chance to examine your space.

4. Behind-the-scenes costs

Sweeten general contractors are seeing wood materials as the main increase in costs. “These material costs have increased approximately 3x the amounts, from what we have seen,” said an NYC Sweeten contractor. “These, in turn, relate to higher costs for plywood subfloors, kitchen cabinets, and other woodwork-related projects.”

Compared to costs for the “visible” parts of your renovation, pricing for the “unseen” costs can be difficult to anticipate. While labor is a clear one, keep in mind that different forms of labor can be priced very differently. Wiring and plumbing work, for example, tend to be expensive. And over the past year, master plumbers and electricians have seen costs go up, “primarily due to the safety measures and certifications that have been imposed on these trades by the Department of Buildings,” said Sweeten NYC general contractor Aaron.

Plumbing generally runs between $1,500 to $2,000 per fixture in New York City. So, prepare for at least $5,000 for a licensed plumber to run new lines for a sink, toilet, and bathtub. Skim coating, a technique that smoothes a wall, hiding all imperfections, is the most expensive type of labor. In some cases, it can be more affordable to tear down old walls and put up new drywall.

Consider that from the contractor’s perspective, “labor” on the budget proposal may include not only the hourly rate they pay their workers, but also insurance, license, and other overhead fees that keep their business running. (Contractors typically take home 10-15% profit. For example, if they do $2 million worth of business this year, they are netting about $200k.) Insurances and other costs of running a business increase year over year, and while the costs are not passed 1:1 to the client, contractors must raise prices to maintain operations. Some show a specific line on the budget for profit/overhead, while others build it into other budget lines.

Tips on how to budget your NYC home renovation

Once you’ve accounted for each line item in your budget, allocate an additional 10 to 15 percent as a cushion. Projects can run over budget as a result of unforeseen circumstances, so it’s good to err on the safe side.

Many factors go into the per-square-foot estimates. Trying to come up with a plan to match your budget? Here are some tips from contractors and renovating homeowners:

Mix high and low. This refers to materials, which should be selected for maximum impact. You may choose a handmade tile for the kitchen backsplash while sticking to an off-the-shelf option for the second bath. Make a custom statement where it will really get noticed, and use standard materials where it won’t.

Don’t skimp on plumbing and electrical infrastructure. Although these aspects probably won’t get you many compliments at a dinner party, you still need licensed and qualified experts for these jobs. If you don’t, there may be expensive problems to deal with in the long run.

Focus on kitchens and baths. Spend your money here! A kitchen upgrade and a refreshed bathroom have the most resale value impact.

Consult experts upfront. If you are inclined to hire an architect or designer for a major transformation, get them on board early. This can save money by mapping out a clear plan, helping you avoid costly changes mid-stream. Set aside 15 to 20 percent of your budget for this professional. In general, hiring licensed professionals early is a cost-effective way to prevent insurance headaches later on by using their expertise to avoid mistakes that can lead to delays.

When you’re ready to get started on your home remodel, work with Sweeten to renovate with the best contractors in NYC.

Not sure how to start your renovation? Click here for Sweeten’s six steps on planning your remodel and how to find a vetted general contractor.

Updated March 21, 2023

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Frequently asked questions

How much does a gut renovation cost in New York City?

An average full-home renovation in NYC will cost between $100-200 per square foot. A gut renovation will start at the higher end of the $100-$200 psf range. “Wet spaces” with plumbing have higher gut costs: kitchens will cost, on average, $300 per square foot, and bathrooms, $400 psf. Gut renovating dry spaces without plumbing will cost between $30–$50 psf.

How much does it cost to remodel a bathroom in NYC?

The visible parts of a bathroom—tile, sinks, vanities, tubs/showers—will directly impact end costs, as will the type of work being done (gut renovation vs. rip-and-replace.) In New York City, a budget remodel of a bathroom will start at $600 psf; or $21,000 for a 35 square-foot space. Mid-grade bathrooms start at $700 psf, or $24,500 for a 35 square-foot space. High-end remodels will start at $850 psf, or $68,000 for an 80 square-foot space.

What renovations increase NYC home value the most?

Kitchen and bathroom renovations have the most resale value in NYC homes. Even doing a more budget-friendly “rip-and-replace” renovation (where old appliances and cabinets are swapped out for new ones, with no changes made to the room layout,) can lead to returns when selling in the competitive NYC housing market.

The post How to Budget for a Full-Home Renovation in NYC appeared first on Sweeten.

Our Bronx Rowhouse Remade as a Live/Work Home

Carole Braden — Wed, 07 Jun 2023 14:17:49 +0000

This pre-war Bronx remodel gives a work-downstairs space for its artist owner

Homeowners: Steve and Lewis posted their rowhouse remodel project on Sweeten.
Where: Bronx, New York
Primary renovation: A whole-house remodel in the Bronx to create an in-home art studio and a feeling of “warm minimalism”
With: Sweeten general contractor and architect, Shannon Reid of Reid Wilson Architects

Written in partnership with homeowners Steve and Lewis. “After” photos by Kate Glicksberg.

Setting goals for a new home

We bought this house with dreams of a live/work space that would reflect our style and offer plenty of room for our art collection. Steve is a painter, so having his studio at home was a life-long dream. We also wanted a place where our friends and large extended family could come together.

We are Steve DeFrank and Lewis Holman. Steve teaches at the School of Visual Arts in Manhattan. Lewis is self-employed as a tax accountant. We sold our loft condo in Williamsburg after living in it for nearly 15 years to purchase a small townhouse in the South Bronx.

From a two-family to a single-family rowhouse

The engineer’s report on our 1882 rowhouse in Mott Haven, the Bronx, looked good, but we still wanted a gut renovation. The structure has three stories comprising roughly 1,500 square feet. The home had been divided into two apartments and had eight rooms on two of the floors. We wanted to renovate and convert to a single-family home to accommodate a live/work situation.

We listed our project on Sweeten and began our search for design-build services in the Bronx. Sweeten’s introduction to our Bronx contractor and architect was a valuable service. As first-time renovators, our biggest question before starting was how much overhauling the home would cost. the project were about cost. In addition to an in-home studio, we wanted to open up every floor of the building, giving us fewer walls and more windows. We understood that altering the building in this way would be an investment.

The plan we made with the architect was for the ground floor to be Steve’s studio and a water closet—a bathroom with the sink outside. The middle floor would be the living and dining rooms, plus a customized kitchen and a half bath. On the top floor would be our bedroom and a home office/guest bedroom, a remodeled full bath, and a laundry closet.

We planned for a true gut renovation—nothing was in good enough shape to retain. Our Sweeten contractors demolished down to the bricks and joists, all of which had to be replaced or sistered; this was necessary to allow removal of the central beam, which had to be done to open up the ground- and middle-floor spaces.

Radiant heat and functional stairs

Throughout the home, we aimed for low-maintenance, design-worthy materials to evoke an aesthetic of warm minimalism. We wanted expansive wall space for hanging artwork. The ground-level studio interior is an open workspace with recessed LED lighting, a lot of artist’s storage, and radiant-heat flooring—which we installed on all levels. To bring as much light as possible to the studio, we opened the rear wall with an 8’ x 9’ three-panel glass sliding door.

We decided to remove the original front stoop and relocate the house’s entrance to the ground floor, which created some challenges. Our architect Shannon envisioned—and our Sweeten contractor produced—a storage unit that divides the entry area from the studio space. We had hoped to save the original interior staircase and railing, but our Sweeten contractor showed us options that made more sense.

Ultimately, we closed the stairs from the ground floor to the first to create more wall space in the studio; we chose a vivid pink hue for the risers, which brightens the whole entrance. On the parlor and top floors, we went with a wood stair-rail that looks simultaneously classic and modern. In the end, we were very happy that we took our contractor’s advice.

Connecting all of the floors

The vision for the kitchen included custom millwork with the front panels painted green evoking the palest verdigris. Our island, which has an angled front, is an homage to artist Donald Judd. We rented nearby during renovations and observed this living area coming together. Visiting the site at least twice a week, we loved seeing the gradual progress, sometimes glacial and sometimes lightning quick.

We understood that altering the building in this way would be an investment.

A dining-area drawer and shelving system provides storage and connects these rooms to the top floor, where the main bedroom and home office also employ coordinating storage units. We had fun with tile to modernize the full bath upstairs, where we mixed matte and glossy tile in a range of sizes and colors, including chartreuse, dark green, and gray-green.

A building exterior refresh

The elimination of the parlor-floor entrance led to an anomaly on the front of the house, with regards to the living-room windows. The window occupying the old door frame is much larger than the window next to it. The architect’s solution—a modular window design, made up of a series of smaller frames, one of which mirrors the smaller window to create a visual connection.

Steve and Lewis’ renovation advice

Throughout the job, we enjoyed a collaborative exchange with our contractor and architect. As first-time (and last!) renovators, we’d embarked on possibly the most stressful project of our lives. Luckily, we had chosen the right team carefully. Our contractor and crew kept a sense of humor during a long, arduous process.

Our advice to other homeowners ready for a renovation: Anticipate bad news and delays, and roll with the punches. Be grateful for the opportunity you have, even when you wonder why you ever thought it was a good idea! And remember, issues that arise and seem monumental during the process get solved, and are forgotten once you move in. Now when we enter our home, we feel serene.

Thank you for sharing your Bronx remodel story with us, Steve and Lewis!

Renovation Materials

WHOLE HOME RESOURCES: Wall and ceiling in Super Matte paint; interior doors, trip/castings, window sills, stair risers, and stringers in Cliffside Gray pearl paint: Benjamin Moore. Radiant heat flooring: Warmboard, Inc. Engineered Hickory Heirloom, ¾” thick, tongue and groove softened edge, 5” face widths, Veiled White satin prefinished wood flooring: Carlisle. Mini Orb stairwell lights: Allied Maker. Light switches: Lutron.

ARTIST STUDIO RESOURCES: Interior doors and door trim in Super White pearl; studio floor and cellar stairs in Platinum Gray glossy floor/porch paint; storage cabinet in Pacific Ocean; stair risers in Hot Lips pearl; stair stringers in Cliffside Gray pearl: Benjamin Moore. Continuum 23 series architectural LED linear fixture: Alcon Lighting. No. 8 LED, flush mount recessed lighting: Dulanski.

KITCHEN RESOURCES: Custom millwork cabinets: Custom by contractor. Cabinets in Antique Jade paint: Benjamin Moore. Dekton countertops and backsplash in Zenith: TK Quartz and Granite. Refrigerator, dishwasher, and cooktop: Bosch. Electric oven: Samsung. Discus Pendant 2 light over kitchen island: Mattermade.

DINING AREA RESOURCES: Tolomeo variations light over dining table: Artemide. Dining area drawer and shelving system: Vitsoe.

FULL BATHROOM RESOURCES: Field tile, 6×6 in color P210 (dark green), 6×3 in color R203 (chartreuse), 3×3 tile in color P94 (gray-green), 3×3 in color S1 (off-white, behind sink): Pratt & Larson. Blu Bathworks series 1200 wall-mount vanity and matte white #SA1200-01m sink top; Duravit Darling New wall-mounted toilet; matte black single-function shower head; black Del Rp71751.Bl shower arm; black wall-mounted hand shower set: AF New York. Gravity mirror: Ex.T. Mini Dome light: Allied Maker.

HALF BATH RESOURCES: Adriatic 3×12 lava stone subway tile: Tilebar. Jason Wu sink faucets: Brizo. Nivis wall-mounted sink: Agape Design. Gravity mirror: Ex.T. White Darling New wall-mounted toilet: AF New York. Endless Dome light: Allied Maker. Contempo II black matte towel bar: Manhattan Center for Kitchen and Bath.

BEDROOM RESOURCES: Drawer and shelving systems: Vitsoe. Tolomeo variations wall-mounted bedside lamps: Artemide.

Originally published on July 22, 2021

Updated on June 7, 2023

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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.

The post Our Bronx Rowhouse Remade as a Live/Work Home appeared first on Sweeten.

A Brooklyn Backyard Renovation is an Oasis in the Big City

Robyn Roberts — Thu, 25 May 2023 14:00:52 +0000

A New Yorker scores cedarwood, repurposed flagstone, and an elevated deck for her Brooklyn backyard renovation

Homeowners: K.V. Harper posted her Brooklyn backyard renovation project on Sweeten
Where: Bedford-Stuyvesant neighborhood in New York
Primary renovation: A backyard renovation overhaul makes way for an urban getaway, including a raised deck
With: Sweeten general contractor

Written in partnership with homeowner K.V. “After” photos by Miao Jiaxin.

Planning out the backyard space

K.V. received suggestions from friends, including calls for a pool, but found herself inspired by the gardens of Mexico and Brazil. She preferred lush retreats and welcoming outdoor decks for relaxation and fun. Hosting friends and barbecues was top of mind.

Her vision for cedar fencing became the focal point of the project. The Brooklyn backyard renovation was framed by horizontal cedar boards with areas to lounge and dine. The red perimeter incorporated natural clean lines.

Her Sweeten contractor started by clearing the yard entirely. They pulled up everything until they reached fresh dirt, making way for a clean slate.

After clearing and leveling the plot, he installed stained cedar fencing around the full yard. A lone mature tree in the far right corner of the yard was preserved. Her contractor discovered bluestone under the rubbish during demolition. No two renovations are the same. As a result, he suggested upcycling them as part of a pathway leading to an elevated oasis at the back filled with gravel. Post your project on Sweeten to see what creative backyard ideas you and your contractor can plan together. Here are some backyard renovation costs to take into consideration.

Discovering the green thumb

Although they used fresh sod sparingly, the yard’s midsection revealed a green, lush aesthetic. K.V. admitted that having grass was a lot of work. As a consequence, however, she acquired a green thumb, a better sense of gardening, and plans for increased plantings next year. A row of mulch ran along the left side of the fencing with annuals, perennials, and blooms. It made a great foundation for her newly acquired landscaping skills.

K.V. accessorized her backyard for a siesta or kicking back with friends and local fare. The elevated deck included bright Acapulco chairs, a fire pit, and a hammock (which she considered tossing until she made peace with the fact that she spent most of her days relaxing here). A grill and dining area sit along the walkway.

With a completed backyard renovation in Brooklyn under her belt, K.V. is ready for outdoor living in the city.

Thank you for sharing your outdoor space with us!

Renovation Materials

BACKYARD RESOURCES: Stained cedar/fire pit: One Kings Lane. Hammock: Novica. Table and bench: World Market.

Updated on May 25, 2023

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A Backyard Deck in Brooklyn Spans Wall-to-Wall

Carole Braden — Tue, 23 May 2023 13:18:09 +0000

How we transformed our overgrown Brooklyn garden into a family room

Homeowners: Jess + Henry posted their Brooklyn deck renovation on Sweeten
Where: Brooklyn, New York
Primary renovation: Renovating a 350-square-foot backyard with a raised deck, built-in seating, and planters
With: Sweeten general contractor
Homeowner’s quote: “We found a Sweeten contractor who stayed in constant contact, giving us progress updates.”

Written in partnership with homeowner Jess. “After” photos by Kate Glicksberg for Sweeten

Overhaul an overgrown urban garden

Two years ago, we bought this 2,000-square-foot townhome, located between the Crown Heights and Prospect Lefferts neighborhoods. The attached single-family house was built in 1908, and we’ve been slowly working on updating it. Last year, with the pandemic grounding us at home, we got to work renovating our backyard.

The backyard was a blank canvas. The previous owners had laid concrete slabs on the ground in the area closest to the house, but the space was otherwise covered in grass. We allowed it to grow wild our first summer here. The brush got so high that our dog, Sasha, would walk out and disappear. We wanted to turn our barren backyard into a place that we—my husband, Henry, our son, Gavin, and myself—could enjoy.

Solving the rain problem

Henry and I knew we wanted a deck with built-in seating, and we loved the modern look of horizontal fencing. We liked bluestone pavers and wanted to incorporate it. But our first concern was to identify and solve some engineering problems. We’d had a water issue in our fence-enclosed backyard since we bought the place—flooding whenever it rained. We needed a contractor who could fix that.

Seeking the right expertise

The process of finding our Sweeten contractor was streamlined and direct. We posted our project and soon received a bid from a small firm we thought we wanted to hire. We threw out many concerns as well as ideas when we discussed the job with the contractor, and when we saw his great sketches incorporating everything, we knew he was the one we were searching for.

Designing an outdoor living room

Once we had what we needed, the team began the work of reengineering the drainage system on our property. This made for a lot of holes in the ground, but they knew what they were doing and they ultimately solved the water problem. To create the deck, they drilled down in a series of spots, so large deck beams could be sunk into the earth. They then created a structural platform connecting the beams, which became the deck foundation.

Our Sweeten contractor and his team were wonderful from beginning to end. We’d decided on the raised deck to break up the flow of the backyard. We agreed there should be a clear delineation between the ground and the spot where you “step” up onto the deck, like an outdoor living room. Whenever they had an idea, they would either lay it out or draw it for us. The result was a truly collaborative design that perfectly reflected our aesthetic.

Customizing a Brooklyn deck renovation

Long boards were framed horizontally to create the high vertical walls. The contractor came up with the idea of spacing between the boards, and we loved it.

Atop the foundation they’d made, the contractors built the large platform deck. Benches and planters were built around the perimeter. They customized everything. The contractor had Henry and me sit on a “mock” bench and rest our arms with drinks to determine what height to build the side tables. The bench seat slides out to reveal built-in storage for pillows and gardening tools.

We picked a wood stain in a color we love—it gives the wood a mixture of brightness and warmth we were looking for. A small but impactful detail was that the design team chose nails in a similar color so it blended with the wood. I didn’t even realize that nails came in different colors.

We chose square, untextured slabs of bluestone pavers to surface the area between the house and the step-up onto the deck. The backdrop is the beautiful old brick of the building behind us!

Loving our Sweeten construction crew

The project manager and crew were great. We found a Sweeten contractor who stayed in constant contact, giving us progress updates. He was knowledgeable, detail-oriented, and efficient, and he was also great with kids. He informed us of any challenges we were running into ahead of time, so that Henry and I were mentally prepared. This helped us to make informed decisions.

Our Sweeten contractor shared everything from design and decor ideas to recipes and movie recommendations. The crew brought such great energy to our backyard that we missed them when work was complete.

Feeling beyond satisfied

Now that our backyard is finished, we love everything about it. Having a private spot of green in the city feels like an absolute must. Our backyard is a sanctuary where we can relax, eat, drink, enjoy nature, and feel at ease.

Thank you, Jess and Henry, for sharing your inspiring Brooklyn deck renovation with us!

Renovation Materials

DECKPlus Transparent Waterproofing Wood Finish in Cedar: Behr.

Updated on May 23, 2023

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The post A Backyard Deck in Brooklyn Spans Wall-to-Wall appeared first on Sweeten.

My Sweeten Story: A Renovating Couple Gains Their Urban Chops

Tisha Leung — Thu, 17 Jun 2021 14:45:22 +0000

Old DIY bathroom tiles force a bigger renovation than these Hudson Yards homeowners had planned

“After” photos by Miao Jiaxin for Sweeten

Homeowners: Jeremy and Chris posted their home renovation on Sweeten
Where: Hudson Yards neighborhood in Manhattan, New York
Primary renovation: A remodel of their 778-square-foot co-op’s kitchen, bathroom, and a multi-functioning entryway.
Sweeten general contractor

Written in partnership with Sweeten homeowner Jeremy

Learning to navigate a New York renovation

A first—and obvious—lesson in renovating: it really is harder in New York. When my husband Chris and I embarked on this adventure, we thought we knew what we were doing. After all, we’d undertaken a remodel of our 1914 Seattle condo before. But that was all before we decamped to New York for work—and learned what a reno here really takes.

Our real estate agent brought us to a 1929 building we would have never come to on our own, smack next to the construction zone that is Hudson Yards. I was hesitant, but Chris saw a decent amount of space and a good layout in a developing neighborhood.

After moving in, we wanted to redo the kitchen, but the most urgent fix was the bathroom. An old leak from above had unmoored a section of tile, and the previous owner refused to repair it as a condition of closing. This was our first lesson in how different a Seattle and New York renovation could be.

Deciding to do the larger renovation

Our foray into a standalone bathroom remodel ended early—we got as far as finishing the design when the co-op came back with a series of unexpected plumbing requirements, chock full of things we’d never heard of like water hammer arrestors and Laticrete. The price nearly doubled, and if we were going to spend much more on a remodel, we decided we should save up and do the larger apartment renovation we had hoped to.

With regular re-spackling, we figured we could buy time while we saved up. That folly ended a year and a half later when, hours before leaving for vacation, a precarious section of tile came crashing down. Our super covered the crumbling wall with a plastic tarp, but it was clear: it was time to begin bidding.

…we raided a savings account and scrambled to add herringbone floors to the scope. The late choice delayed the project by a month, but it was one of the best decisions we made.

Finding the right general contractor with multiple skills

We weren’t sure exactly what we needed—walls weren’t moving, but our co-op required an architect. So while we asked the initial bathroom contractor to bid, we also thankfully posted our project on Sweeten. To complete our renovation, Sweeten paired us with a design-build firm with architecture training. They also did custom millwork, making it the perfect fit for our project. Not only did the general contractor immediately understand our aesthetic, but we also had a great rapport.

In planning the remodel, we knew we wanted to play off the building’s modest Art Deco bones, but in a way that wasn’t slavish or theme-y. We also both brought mild obsessions to the mix—for me, an inexplicable passion for English cabinetry, for Chris, a desire to put a kitchen banquette in every possible corner.

Reworking the kitchen layout

The first big choice was how to manage the kitchen layout. The room was spacious enough—designed as an eat-in when 24” of counter space seemed ample—but the two doorways weren’t in an ideal location. One opened onto the foyer and the other onto a back hallway by the bedroom. It had also been poorly updated in the intervening years: half of the footprint was wasted, with a lonely refrigerator in one corner and an errant desk in another.

The location of the gas riser dashed our hopes of moving the entry to adjoin the living room, so our contractor suggested closing the smaller opening to create a wide galley with room for a banquette. This would extend the cabinetry the length of the room on one side, doubling the counter space and creating room for a wine fridge and pantry to boot.

While we played with centering the sink and range on the counter runs, our Sweeten contractor advised against it to preserve prep space. In hindsight, we were happy to have lived in the space before renovating: symmetry looked better on paper, but from experience cooking in the space, we knew her recommendation would be more functional.

To keep the room from feeling enclosed, we substituted upper cabinets for extra-long open shelves on one side, then tucked in under-cabinet lighting for function. The banquette capped off the space, creating both more storage and a place for friends to hang out while cooking.

Giving the foyer a purpose

Our foyer situation was a classic New York City conundrum: too small to do much of anything useful but large enough to be wasted if empty. We decided on a full-height bookcase that’s only 8” deep and it holds loads more than we expected. On the opposite side, our general contractor fitted narrow custom cabinets to serve as a bar. There’s just enough depth to squeeze in double rows of liquor bottles and glasses, saving precious room in the kitchen. We ran new electrical to hang art lights over tall mirrors—the goal was to make the whole space pull triple duty as an entryway, a library, and a bar—then painted the foyer and kitchen cabinetry the same deep gray so that the two spaces relate.

A renewed bathroom in classic black-and-white

In the bathroom, we preserved and refinished an original tub and stuck to a classic black-and-white New York-inspired scheme with updated finishes. Given the narrow layout, the primary play here would be with subtle geometries—and taking advantage of our building’s extra thick walls. A hex marble floor worked well with the warmer white subway tile and porcelain. Our contractor recommended extending the floor tile onto the base of the walls to stretch the visual plane of the room.

The hexagon echoed in new shower controls that help tame the notorious temperature fluctuations that come with living in an old building. In such a small space, we took a cue from hotel bathrooms and put a pedestal sink atop console legs to keep the space open. An extra-tall recessed medicine cabinet provides both storage and electrical outlets.

My favorite thing of all is the towel warmer which took forever to source but that I deeply love for its hex bars and Anglophilic appeal. The contractor placed it in a deep niche so that the warm rails wouldn’t risk singeing passersby. We decided to paint the walls and ceiling in a black high sheen that makes the ceiling recede and the white surfaces gleam. Strangely, of all the things in the apartment, the shower glass proved one of the most frustrating: it wasn’t installed until five months after everything else wrapped up.

Finding the budget for hardwood floors

New wood floors were the most unexpected part of the reno. We had only budgeted for the kitchen alone. But the more floor options we looked at—and after our contractor dissuaded us from several temptations like Moroccan Bejmat tile—the more we wanted hardwood in the kitchen. That meant either putting down maple boards to match the rest of the apartment—despite disliking their color—or redoing everything. Our contractor’s opinion was that changing the kitchen floors would make one of the biggest impacts in the space. So a month into the renovation, after all the other demo was done, we raided a savings account and scrambled to add herringbone floors to the scope. The late choice delayed the project by a month, but it was one of the best decisions we made.

Becoming comfortable with flexibility

Stepping back from it now, our major lesson was in developing a deep comfort with flexibility. We found that we could be much more controlling of our remodel in Seattle than here. New York’s interminable series of permits, co-op requirements, and engineering reports—paired with the inelasticity of old spaces—meant we had to take a go-with-the-flow approach that made trust and an ability to laugh key. Also, best to know exactly what you’re looking for before you start to remodel.

Our contractor taught us the biggest lesson of all: do it all at once if you can. It’s not the disruption that’s the problem, really, or that rework ends up costing more—it’s that few of us really have the talent to create a cohesive space in small increments. Unfortunately, we didn’t quite learn this last lesson in time. During our reno, our bedroom became the storage unit for our furniture.

More than anything else, we were lucky to have a real partnership with our Sweeten general contractor to see us through the changes and warn us off of bad choices. We feel a bit like we’ve earned our honorary New Yorker stripes: we chose a space that we thought was a diamond in the rough and hoped we could turn it into a classic city respite. We feel like—at least to our taste—we got there, and now we have this lovely, large-living one-bedroom to come home to in one of the most dynamic parts of Manhattan.

Thank you, Jeremy and Chris, for sharing your Hudson Yards home renovation with us! Check out more about it in this article from New York magazine’s The Cut.

Renovation Materials

KITCHEN RESOURCES: White oak hardwood floors in espresso stain: Minwax. Cabinets and under-cabinet lighting: Custom by general contractor. Kitchen cabinet paint in Down Pipe, wall paint in Strong White, and ceiling paint in Wimborne White: Farrow & Ball. Regent Collection cabinet pulls: Restoration Hardware. Super White Carrara marble countertop and backsplash: HG Stones. Shaws Original farmhouse sink: Rohl. Faucet in satin brass: California Faucets. Refrigerator, dishwasher, stove, hood, and wine fridge: Thermador. Haleigh ceiling light fixture: Rejuvenation.

BATHROOM RESOURCES: Fitzgerald Collection sink: DXV. Console legs in polished nickel: Palmer Industries. Monterey faucets: California Faucets. Bianco Dolomiti 1 ¼” hex floor tile: Artistic Tile. White subway wall tile and black liner tile: Subway Ceramics. Astor collection hardware and shower fixtures: Jaclo. Verenne sconces: Restoration Hardware. Thomas O’Brien light fixture over medicine cabinet: Circa Lighting. Recessed medicine cabinet: Robern. Eco Drake toilet: Toto. Frameless glass shower surround: Glasscrafters. Ceiling and wall paint in Off Black: Farrow & Ball. Towel warmer: Vogue UK.

FOYER RESOURCES: Cabinetry: Custom by general contractor. Super White Carrara marble countertop: HG Stones. Cabinetry and wall paint in Down Pipe, ceiling in Wimborne White: Farrow & Ball. Regent Collection cabinet pulls: Restoration Hardware. Kelly Wearstler flush-mount ceiling light fixtures, Thomas O’Brien art light fixtures: Circa Lighting. Baseboards: Kuiken Brothers.

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Angela’s bathroom in a landmark New York City building gets a classic yet modern update.

Refer your renovating friends to Sweeten and you’ll both receive a $250 Visa gift card when they sign a contract with a Sweeten general contractor.

The post My Sweeten Story: A Renovating Couple Gains Their Urban Chops appeared first on Sweeten.