How Much Does It Cost To Gut Renovate A Brownstone in NYC?

In a nutshell, the approximate cost to gut renovate one floor New York brownstone starts from $150,000 including decor kitchen and bathroom and from $150k to $500k depending on the existing condition, size, and finishes. On average, the timeline lasts for 3-9 months, but the time depends on the complexity of the project.

Renovating a brownstone in New York City is a dream for many homeowners, offering the chance to blend historic charm with modern amenities. The process of stripping the building down to its bare bones and rebuilding can be both exciting and daunting. Given the unique architectural features and historical significance of brownstones, these projects require meticulous planning and a significant financial investment.

Understanding the Difference Between Brownstone Gut Renovations and General Remodeling

A cost differs significantly from an ordinary living space renovation in several key aspects:

Brownstones often come with unique historical and architectural elements such as ornate moldings, grand staircases, and original fireplaces that need to be preserved or restored. This requires specialized craftsmanship and materials, which can drive up costs.

Given their age, brownstones may have underlying structural issues such as foundational problems, outdated electrical systems, or deteriorated plumbing. Addressing these issues can be complex and costly.

A project often involves navigating stringent city regulations and obtaining multiple permits, especially if the building is located in a historic district. As part of the architectural work, a special application must be submitted to the Landmark Preservation Commission (LPC).

A gut renovation typically meets a complete overhaul, including removing interior walls, updating all systems (electrical, plumbing, HVAC), and restoring historical features. It’s a comprehensive project that transforms the entire space.

Breakdown of Costs

Every gut renovation in NYC involves numerous aspects, each with its own set of costs. Here's a detailed breakdown:

1. Documents and Permits

A gut renovation requires multiple permits, including electrical, plumbing (LAA), and general construction (ALT-2). Additional permits may be needed depending on the scope of the renovation, such as changing the certificate of occupancy or removing violations. Architectural work by a licensed architect will cost between $10,000 and $30,000 for architectural, plumbing, mechanical, and other plans. Permits obtained by licensed subcontractors will typically add an additional $3,000 to $10,000 on average.

2. Structural Changes

Addressing foundational issues can be crucial, especially in older brownstones. Costs range from $10,000 to $50,000 depending on the severity.

Repairing or replacing a roof typically costs between $15,000 and $40,000.

3. Interior Work

Removing and rebuilding interior walls, installing new floors, and repairing ceilings can cost between $50,000 and $100,000. This part of renovation includes framing, drywall, and finishing work.

4. Systems

Electrical: Rewiring an entire brownstone usually ranges from $20,000 to $40,000.

Plumbing: Updating plumbing systems typically ranges from $15,000 to $30,000.

HVAC (Heating, Ventilation, and Air Conditioning): Installing a new HVAC system can cost anywhere from $25,000.

5. Kitchens and Bathrooms

High-quality cabinetry and fixtures for kitchens and bathrooms range from $35,000 to $70,000. Modern appliances for kitchens and bathrooms can add another $10,000 to $50,000.

6. Finishes

Painting the interior and adding trim can cost between $10,000 and $25,000. Installing new flooring (hardwood, tile, etc.) ranges from $15,000 to $30,000.

The final price can vary significantly based on the size of the property, the quality of materials chosen, and the complexity of the work involved. Proper planning and budgeting are essential to successfully navigate the renovation process and achieve the desired outcome. For a smooth renovation, choose a licensed general contractor with NYC experience. Modern Citi Group provides a full range of remodeling services, supported by a team of highly trained professionals who understand the unique challenges of New York City projects.