Manhattan Brownstone Renovation

Your Manhattan Brownstone Renovation

If you are undergoing brownstone renovations in New York City, you have to wonder how much it will cost. As with many things in architecture and construction, it depends on the scope.

Perhaps you bought a building that’s in good condition and you just want to make a few changes. Obviously, the cost won’t be too high; however, if the building is in bad shape and you must renovate just to make it livable, you are facing costs easily ranging between $300 – $600 per square foot for gut renovations. If you have 3,500 square feet, the minimum costs will be around $1,050,000. 

The Basic Renovation vs. Adding More Features

That minimum SF price will cover the basic cost of construction, i.e., labor and materials for new bathrooms, kitchens, changing layouts of rooms,  lighting and electric, and SOME HVAC costs.  You might not be able to swap out existing single pane windows for that price; however, with the rising costs of heating a very large building, you need to do everything possible to keep the heat in the winter and keep it the heat out in the summer.  Good insulation in the walls, floors, and ceiling and triple pane windows might seem expensive, but they will pay off in cost savings over the years.

There’s no limit to the upgrades you can make during renovation projects. Home security is a good example. Start with good, solid doors and windows that lock tight; high-security deadbolts or jimmy-proof locks are a must. A whole-house security system can include motion detectors, glass shock and glass break detectors, fire alarms, video cameras, and video entry systems that can all be controlled from your smartphone. 

All of these are what you expect from a whole-house security system. One townhouse owner took it to the next level with bulletproof glass at the rear windows and doors leading to the back garden. Most people don’t need to worry about this, but it is certainly an option.

Wiring your home for data that won’t soon become obsolete is a necessity. You might add central lighting controls with different scenes. A sound system with speakers throughout the house can also be centrally controlled along with the ability to control your window shades and HVAC system. These extras are becoming increasingly more common today. They add so much to the livability of your home and can be designed to fit your budget. 

Timeframe to Renovate a Brownstone

The project timeline is another important consideration.

It will probably take longer than you expect. Some say a minimum of eighteen months is a fair estimate. This can go up to two or two-and-a-half years depending on the scope of the project and the complications involved. Some builders will promise a faster timeline, but it’s probably not going to happen. A prominent CEO of a large New York development corporation who was used to billion dollar projects renovated his own home and said in all seriousness, “It only took twice as long and cost twice as much as I originally expected.” 

Oftentimes, rising costs can be the client’s fault. They don’t realize they are getting out of control with what they are asking for. It’s not unusual to  keep wanting more.

When H2 Architects take on projects for our clients, we carefully guide them through the entire process. We help them keep their level of expectation reasonable in terms of what’s doable and what the estimated costs and timeframe will be. We don’t want them to enter the project thinking things are going to go one way and find them working out very differently. Of course, unexpected situations do come up, and they do add to the bottom line and the overall time it takes to complete the project.  Our experience reduces the number of unexpected surprises. 

Material costs add up when it comes to exterior work, like replicating intricate architectural details whether in Manhattan or Brooklyn.  Brownstone facade restoration is typically more expensive than brick restoration, which might only require cleaning and repointing. 

Interior costs are similar throughout New York City.  While it’s easy enough to make the house secure or bring in more natural light, special features like an elevator come at a significant cost.

Where Does the Landmark Preservation Commission Come In?

The Landmark Preservation Commission (LPC) was established in New York City in 1965 in response to the losses of historically significant buildings in New York City, most notably, Pennsylvania Station. Once the building was demolished, the top part of the structure was replaced with Madison Square Gardens. This caused an uproar among concerned citizens. Today, the commission is responsible for protecting New York City’s architecturally, historically, and culturally significant buildings, sites, and neighborhoods by granting them landmark or historic district status and regulating them after designation.

The first brownstones appeared in the Upper West Side in the 1880s. Significant developments started up in Manhattan and Harlem. These buildings were designed with a local, inexpensive brown sandstone on the façade of the building.  Being porous, it is easy to carve but prone to decay.  Many New York neighborhoods with extensive brownstone houses are landmarked areas throughout Manhattan and Brooklyn. 

If your building is in an area which is designated as a landmark district, architects have to adhere to all the rules laid down by the commission. They must submit drawings, even if facade work is not involved. These are carefully reviewed. Any projects involving new construction, exterior alterations, or additions are assessed to be sure they are historically accurate. 

H2 Architects can steer you through the entire process—including all the other layers of review and inspection–to get you settled in your new home as quickly and economically as possible.