Real Estate

Real estate, renovations, and related topics


March 11, 2015

Architect Proposal
September 21, 2015 1:59 PM - BoerumHillScott
How does this proposal look?
Sorry for the formatting, the original looked much better.

I. SCOPE OF PROPOSED CONSTRUCTION
a. xxxxx is a 3-story row house with a commercial space on the 1st floor
and a duplex apartment on the upper 2 floors. The scope of work for this agreement
involves converting a single bathroom on the 3rd Floor into 2 full bathrooms. See
attached preliminary plans.

II. SCOPE OF SERVICES
a. Fixed Fee Services:
1. Base Plans & initial design.
a. Spot-measure to confirm important dimensions on the attached plans &
prepare base plans of the 3rd Floor.
b. Prepare Schematic plans showing 2 bathrooms: up to 3 schemes (there
may not be that many logical options).
2. BUILDING DEPARTMENT (“DoB”) submission:
a. Through Plan Approval:
(1) Coordinate an Asbestos Investigation by others. (This is required
for all filings. Cost is not included in our fees.)
(2) Prepare Plans & Forms; submit them to the Owner for review &
signatures.
(3) Submit signed forms & plans to the DoB for review. Meet with
the Plan Examiner to review the application, and obtain Plan
Approval from the DoB. This allows a contractor to obtain a
Construction Permit and begin the work.
Note: We will submit for a Same Day Approval but cannot
guarantee that the work will be approved in 1 day.
b. Post-Approval Services:
(1) Inspections (billed per inspection):
(a) Perform Inspections as required by the DoB.
(b) Arrange for & coordinate Special Inspections (by
independent agencies) as required by the DoB.
(2) Once the work is complete and inspection requirements have been
satisfied, Obtain a DoB Letter of Completion, which is the
Department’s official acknowledgment that the work has been
completed satisfactorily.
b. Hourly Services: is work not included above, including without limitation:
1. Further Design work. (Selection of materials, electrical plans, etc.)
2. Bidding/Negotiating: preparation of Bid/Construction documents, selection of
or negotiations with bidders &/or contractors, preparing contract/s, etc.
3. Construction Services (beyond the inspections required by DoB, which are
primarily intended to protect the public rather than owners.)
4. Involvement in contract disputes.

III. FEES & EXPENSES
Invoices are organized by the phases described above. Predictable phases will be billed on
a fixed fee basis; other phases will be billed on an hourly basis, as follows:
a. Fixed Fees:
Deposit, on Acceptance: . . . . . . . . . . $1,000.
1. Base Plans & Initial Design Hourly,. to a max of $1,000.
2. DoB: After Submission to the Building . . . . . . . . . . $2,000.
a. After Approval of Plans @ DoB (“BD”) . . . . . . . . . . $2,500.
b. After final Sign-off (“BD”) . . . . . . . . . . $ 500.
(1) Controlled Inspections: $500. each
(2) Special Inspections: $250. each
Notes: * BD fees include “expediting” services.
* The # of Controlled & Special
Inspections is determined by DoB.
-------------------------------------------------------------------------------------
Total Fixed Fees: . . . . . . . . . . $7,000.
b. Hourly Rates will be:
Firm Principal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $225.00/hour
Associate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $200.00/hour
Designers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $175.00/hour
Progress Invoices will be mailed monthly unless otherwise arranged.
c. Reimbursable expenses will be billed at direct cost without markup. Examples include
but are not limited to:
1. Application, permit or filing fees
2. Printing, plotting & other reproduction costs.
3. Messenger services.
d. Invoices for services are due and payable upon receipt.


IV. REVISIONS, TERMINATION & MISCELLANEOUS
a. Revisions:
1. Except as noted, this Agreement may only be modified by written agreement.
2. The Scope of Proposed Construction and Architectural Services may be modified
by mutual agreement, including by verbal agreement. Modification-related
Services will be Additional Services unless otherwise agreed.
b. Termination:
1. This Agreement may be terminated by either party on 5 working days’ written
notice, including notice by email.
2. On termination, chargeable hours and expenses incurred prior to the date of
termination will be billed for all phases, at the agreed hourly rates. Total fees for
each phase shall not exceed any fixed fee for that phase.
3. On payment of outstanding invoices, Client/s shall be entitled to copies of all
drawings and other materials prepared under this Agreement.
c. Arbitration:
1. Any controversy or claim relating to this Agreement shall be settled by arbitration
in New York City in accordance with the Construction Industry rules of, and
conducted by, the American Arbitration Association (“AAA”).


Renovation Plans - New baths from old, other minor stuff
August 3, 2015 10:25 AM - BoerumHillScott
Funny looking back out our old posts. Well, those plans are long dead, but time to get serious about our new plans.

I think we have most of the big stuff mapped out. We talked to an architect, and while she does not have the time to do the job, she gave some advice while confirming our basic ideas we have are good.

Now it's time to find an architect, finalize thing, and move forward.



Renovation estimate 2
December 11, 2014 9:41 AM - BoerumHillScott
I. DEMOLITION & GENERAL CONDITIONS 29254
ALL FLOORS
1. REMOVE INTERIOR PARTITIONS OR REMOVE PARTITION FINISHES, PER PLAN THRUOUT
A. REMOVE ALL DOORS, TRIMS AND BASES AT AREAS OF WORK
2. REMOVE BATHROOMS FIXTURES & KITCHEN APPLIANCES, CABINETS AND FLOORING
A. PER OWNERS PLAN
3. REMOVE ALL WINDOWS FRONT AND REAR
4. REMOVE ALL EXISITNG PLUMBING FIXTURES PER OWNERS PLAN
A. REMOVE PLUMBING RISERS AND STACKS DEPENDING ON CONDITION
5. REMOVE EXISTING OIL BOILER AND OIL STORAGE TANK
A. PROVIDE ALL NECESSARY PERMITS
B. BUDGET= $ 2,500
6. REMOVE ALL EXISTING ELECTRICAL WIRING, DEVICES AND FIXTURES
7. REMOVE CEILINGS THROUGHOUT AT TOP FLOOR
8. EXISTING STAIRS, HANDRAILS, BALUSTERS & TRIMS TO REMAIN, AND BE PROTECTED
9. REMOVE EXISTING FLOOR AND JOISTS AT AREAS OF CELLAR/BASEMENT, AS NECESSARY
A. ALLOWANCE = $1500
REAR YARD
NO WORK

GENERAL CONDITIONS 55100
1. BUILDING PERMITS SECURED BY xxxx
2. INSURANCE CERTIFICATES AVAILABLE ON REQUEST
3. PROVIDE FOR END OF JOB GENERAL CLEANING
4. PROVIDE FOR PARTIAL TIME ON SITE PROJECT MANAGER
5. NO ALLOWANCE FOR ASBESTOS ABATEMENT IN THIS BID
6. PROVIDE FOR ARCHITECTURAL PLANS, FILING & PERMITS
A. ALLOWANCE = $20,000

II. PLUMBING 111373
PLUMBING REPLACEMENT
1. DISCONNECT ALL FIXTURES AND FITTINGS AT KITCHENS & BATHS , 3 FLOORS
2. PROVIDE AND INSTALL ALL HOT AND COLD RISERS WITH BRANCH LINES TO ALL FIXTURES
A. KITCHENS AND BATHS
3. PROVIDE AND INSTALL NEW WASTE AND VENT LINES TO ALL FIXTURES, PER PLAN
A. KITCHENS AND BATHS
4. PROVIDE AND INSTALL PLUMBING FIXTURES AT 2 KITCHENS AND 5-3 PIECE & 1- 4PIECE BATHS
A. FIXTURES PROVIDED BY OWNER
5. ALL APPLIANCES PROVIDE BY OWNER, INSTALLED BY CONTRACTOR
6. PROVIDE AND INSTALL NEW GAS LINES, FROM METER
A. TO NEW BOILER AND HOT WATER HEATER
B. TO ALL NEW GAS RANGES

HEATING 29290
1. PROVIDE AND INSTALL NEW GAS FIRED STEAM BOILER, APPX 250K BTU
A. CONNECTED TO EXISTING STEAM MAIN
B. ALLOWANCE FOR PIPING, RADIATOR AND VALVE REPAIRS = $2000
2. PROVIDE AND INSTALL 1 GAS FIRED HOT WATER HEATER, 75 GAL/10 YEAR
3. SEPARATION OF THE HEATING SYSTEM INTO 2 ZONES IS GENERALLY NOT PRACTICAL WITH STEAM SYSTEMS

III. CARPENTRY 37200
1. PROVIDE AND INSTALL FRAMING FOR ALL NEW INTERIOR PARTITIONS & PERIMETER WALLS
A. AS NECESSARY AT ALL FLOORS
B. AT ALL BATHROOMS
2. PROVIDE AND INSTALL CEILING FRAMING AT NEW CEILING LOCATIONS TOP FLR ONLY
3. PROVIDE AND INSTALL SHEETROCK AT ALL WALL FRAMING
A. M.R. ROCK, WONDERBOARD OR GOLD BOARD AT WET AREAS
B. TYPE X ELSEWHERE
4. PROVIDE AND INSTALL SHEETROCK AT ALL CEILING FRAMING
A. AT AREAS OF WORK
5. TAPE AND FINISH ALL SHEETROCK, 3 COATS AND SAND
A. WALLS
B. CEILINGS
6. PROVIDE AND INSTALL ALL BLOCKING AS NECESSARY FOR FIXTURES, FITTINGS & CABINETWORK
A. ALL FLOORS
7. PROVIDE AND INSTALL ALL ROUGH DOOR JAMBS THRUOUT
A. ALLOWANCE FOR 12 DOORS
8. PROVIDE AND INSTALL FPSC DOOR AT NEW BOILER ROOM
9. PROVIDE AND INSTALL NEW 3/4 PLYWOOD SUBFLOORS
B. AT AREAS OF SUBFLOOR DAMAGE ALLOWANCE FOR 500 S.F. REPLACEMENT
10. PLASTER PATCHING AT ALL AREAS OF ELECTRICAL WORK, THRUOUT HOUSE

STRUCTURE
1. ALLOWANCE FOR STRUCTURAL REPAIRS AND BEAM REPLACEMENT/ REINFORCEMENT
A. LABOR AND MATERIAL ALLOWANCE = $2000
INSULATION
1. PROVIDE AND INSTALL ICYNENE SPRAY FOAM INSULATION AT OPENED EXTERIOR WALLS AND ROOF
A. ALLOWANCE FOR 1500 SF 4 THICK OPEN CELL FOAM
2. PROVIDE FOR FIRESTOPPING AT FLOOR/CEILING PENETRATIONS AT PIPE AND ELECTRICAL CHASES

FINISH
MOULDINGS & TRIMS 27730
1. PROVIDE AND INSTALL ALL BASE MOULDINGS AT NEW INTERIOR WALLS AND PARTITIONS
A. SIMPLE 1 PIECE MOLDING-
2. PROVIDE AND INSTALL ALL DOOR AND WINDOW TRIMS AT LOCATIONS AS NECESSARY
A. 1 PIECE DOOR JAMBS, CASINGS ALLOWANCE FOR 12 DOORS
B. 1 PIECE WINDOW JAMBS, CASINGS & STOOLS ALLOWANCE FOR 20 WINDOWS
3. PROVIDE AND INSTALL STANDARD CLOSET BUILDOUTS, UNLESS OTHERWISE NOTED
A. 1 SHELF AND 1 CHROME ROD PER CLOSET ALLOWANCE FOR 10 CLOSETS
4. PROVIDE AND INSTALL BATHROOM SPECIALTIES
A. MED CABINETS 4- MATERIAL ALLOWANCE = $750
B. ROBE HOOKS, TP HOLDER, TOWEL BARS ALLOWANCE = 750
5. REPAIRS TO EXISTING STAIRS, RAILINGS AND BALUSTERS
A. LABOR AND MATERIAL ALLOWANCE = $ 2000
6. PROVIDE AND INSTALL SPRIAL STAIRS PER PLAN
A. LABOR AND MATERIAL ALLOWANCE = $ 4000
B. STRUCTUAL WORK INCLUDED IN ALLOWANCE

DOORS 11283
1. PROVIDE AND INSTALL NEW SOLID CORE FLUSH DOORS THRUOUT
A. HARDWARE ALLOWANCE = $40/DOOR
B. BASED ON 15 INTERIOR DOORS
2. PROVIDE AND INSTALL 2 EXTERIOR DOORS
A. ANDERSON SINGLE LITE DOOR OR EQUIV

WINDOWS 17982
1. PROVIDE AND INSTALL NEW WINDOWS, AT ALL LOCATIONS
A. DH WINDOWS- ANDERSON, PELLA OR INTEGRITY
B. BASED ON 22 WINDOWS

CABINETRY 4419
1. INSTALLONLY NEW KITCHEN CABINETS AT 2 KITCHENS
2. INSTALL BATHROOM VANITIES

FLOORING 23019
1. REPAIRS TO EXISTING ORIGINAL FLOOR TO REMAIN
A. LABOR AND MATERIAL ALLOWANCE = $ 2000
2. SAND EXISTING WOOD FLOORS, AT 3 FLOORS & HALLWAY
A. STAIR TREADS AND RISERS NOT INCLUDED
B. SAND AND COAT WITH 3 COATS OIL BASE POLY
C. ALLOWANCE FOR 2500 SF
3. PROVIDE AND INSTALL NEW WOOD FLOORING AS NEEDED
A. BASED ON 500 SF, #2 RED OAK VARIOUS LOCATIONS
B. SAND & COAT WITH 3 COATS OIL BASE POLY

IV. TILE & STONE 28043
1. PROVIDE AND INSTALL ALL WALL TILES AT BATHROOMS
A. 3 FULL BATHS AND 1 POWDER ROOM
B. MATERIAL BY OWNER
2. PROVIDE AND INSTALL ALL FLOOR TILES AT BATHROOMS
A. 3 FULL BATHS AND 1 POWDER ROOM
B. MATERIAL BY OWNER
3. PROVIDE AND INSTALL ALL STONE COUNTERTOPS AVERAGE STONE COST
A. AT KITCHEN, COUNTERS BUDGET FOR 40 S.F.
4. PROVIDE AND INSTALL FLOOR TILE AT 2 KITCHENS
A. MATERIAL BY OWNER
5. PROVIDE AND INSTALL KITCHEN BACKSPLASH TILE
A. 2 KITCHENS MATERIAL BY OWNER
6. PROVIDE AND INSTALL CUSTOM STONE SADDLES AT ALL BATHROOMS, EXTERIOR DOORS
A. 3 LARGE SADDLES AT DOORS TO GARDEN, AND MAIN ENTRANCE
B. 4 STANDARD SIZE SADDLES AT BATHS

V. ELECTRIC 71050
1. PROVIDE AND INSTALL ALL ELECTRICAL POINTS AS PEQUIRED BY CODE
2. TEMPORARY LIGHTING AND POWER AS PER SPEC
3. PROVIDE AND INSTALL NEW 150 AMP METER AND NEW PANEL & SUBPANEL
4. ELECTRICAL RISERS TO NEW BREAKER PANELS ON EACH FLOOR
5. ALL WIRING TO A/C SYSTEM
6. DATA. CTV AND PHONE WIRING THRUOUT
7. LIGHTING FIXTURES PROVIDED BY OWNER

VI. PAINTING AND FINISHING 17255
1. PREPARE ALL SURFACES FOR PAINTING
2. PAINT ALL WALLS, BEN MOORE LATEX EGGSHELL
3. PAINT ALL TRIMS, DOORS, CASINGS AND BASES, BEN MOORE LATEX SEMI GLOSS
4. PAINT ALL CEILINGS, BEN MOORE FLAT
5. ALL COLORS BY OWNER
A. PAINTER TO PROVIDE 4 2' X 2' PAINT SWATCHES ON WALLS

VII. MASONRY & STONEWORK 0
NO WORK
FIREPLACE
NO WORK

VIII. IRONWORK 18125
1. PROVIDE AND INSTALL STEEL DECK AT REAR, APPX 10 X 13 WITH STAIRS TO YARD
A. METAL GRATING FOR DECKING
B. SIMPLE RAILING AND STAIRS
C. CONCRETE FOOTINGS FOR SUPPORTS, SMALL CONCRETE PAD FOR STAIR LANDING

IX. ROOFING 22765
1. PROVIDE AND INSTALL NEW MOD BIT ROOF, INCLUDING ALL FLASHINGS
A. INSTALLED OVER EXISTING ROOFING
2. REPAIR GUTTERS AND DOWNSPOUTS
A. LABOR AND MATERIAL ALLOWANCE = $ 2500

X. HVAC 51113
1. PROVIDE AND INSTALL ALL BATHROOM EXHAUST FANS AND DUCTING AS NECESSARY
A. 6 BATHS & 2 KITCHEN VENTS
2. PROVIDE AND INSTALL ALL HVAC EQUIPMENT 2 ZONE DUCTED SYSTEM OWNERS 2 FLOORS ONLY
A. EQUIPMENT INSTALLATION AND BALANCING
B. FLASHING AT ALL ROOFTOP PENETRATIONS
C. REQUIRED MECHANICAL EQUIPMENT USE PERMITTING
D. PROVIDE AND INSTALL STANDARD GRILLES AT INTERIOR
E. A/C CONDENSERS TO BE LOCATED AT REAR YARD, ON CONCRETE PADS
D. PROVIDE AND INSTALL STANDARD GRILLES AT INTERIOR
TOTAL, LABOR AND MATERIALS........ $555,000
ALL PRICES SUBJECT TO NYS SALES TAX UNLESS VALID CAPTIAL
IMPROVEMENT CERTIFICATE SUBMITTED


ALTERNATE AC SYSTEM BUDGET ONLY
1. PROVIDE AND INSTALL MITSUBISHI DUCTLESS SYSTEM IN OWNERS DUPLEX 84390
A. EACH ROOM ZONED
B. CONDENSORS TO BE IN REAR YARD
C. ASSUMES 12 INTERIOR DUCTLESS UNITS
D. ALL NECESSARY PLUMBING (DRAIN LINES) & ELECTRICAL
THIS COST NOT INCLUDED IN TOTAL



Renovation estimate
October 21, 2014 3:34 PM - BoerumHillScott
Here is the response from one Architect/Design/Build outfit, based on an e-mail exchange:

Thanks for reaching out to us. I didn't have a lot of time today to create a fancy excel budget for this project request, but I figured you might like my take on the nice detailed scope that you worked out sooner rather than later.... I roughed in basic numbers for a standard 18-20' wide by 40-45' deep townhouse, next to your scope of work items below. I then tallied it all next to your budget number. Unfortunately these rough estimates are quite a bit above where you wanted to be, but maybe there is a way to phase in this work. I could be high on some items depending on the exact scope, but I also think that there are likely scope items missing that I would have to take some more time to flesh out what they might be (beam structural repair work for one).

I would be happy to work with you as your architect, as many past clients have, whereby we use your budget as the fixed point (which my fee would be based on) and then design a project that fits within that budget. That method does mean that some tough scope of work decisions will need to be made, but it is better than designing your dream renovation in a money-less vacuum and only realizing as you are bidding out the job that it can't be built for your budget. Given the dozens of large scale townhouse renovations that we have performed, my estimates are not normally more than 15% up or down on the market given a defined scope.

Our architecture fee based on the generalized scope of work for a construction budget around $450,000 would be $36,000. This would provide concept designs, DOB filing drawings, and drawings necessary for construction. We can also provide design/build services whereby we will give you a bid for construction when we are nearing completion with the drawing set and you can decide at that point whether to hire us for the work or bid out to other General Contractors. We are happy to work as just your architect or as your design/builder and do not take offense if we don't win the bid for construction.

Let me know if you have any further questions. I am happy to meet with you for a free consultation to discuss the project further if you are still interested.
Thanks,
xxxxxx



Good Afternoon xxxxx,

Ive known xxxx xxxxx for a few years now, and respect his opinions. My husband and I are in contract to buy a house in Bed-Stuy that needs a lot of TLC.

There are some violations that need to be cleared up by the current owners, so we could close as early as mid November or as late as mid March.

This is the laundry list of things we would like to get accomplished on our $500,000 budget:

Projects:
Infrastructure, Rental unit - 2nd floor front half, 3rd floor
- Re-configure electrical for 2 units 16000
- Minor kitchen update (new gas line, stove) 7000
- Floor refinishing (3rd floor) 3500
- Floor refinishing or new floor (2nd floor, front half) 3500/8500
- New Bathroom with laundry 25,000
- 11 windows replaced 16000
- New Doorway to owner unit off foyer 1500
- New front and foyer doors 10000
- Interior Painting 12000
- Wall off stairs, create coat closet, new opening to basement stairs 8000
- New interior doors? 15000
- Replace oil boiler with gas ? 8500
- Split heating system into 2 units? 20000
- Split system AC/Heat pump 4 units ? 25000
- Add 3rd floor deck, including supports, window replaced with door, fire escape reconfig? 20000
- Solar panels? (Solar Thermal) 16000 (pre rebates)
- Other energy efficiency? Insulation 15000 Air sealing (drywall level) 3000

Owners unit Basement, 1st floor, 2nd floor back half
- Remove, add interior walls in basement 9000
- Replace sub-floor in back half of basement 2500
- 2 new doors to outside 5000
- laundry area in basement utility room 8000
- Remove small bath in basement 1500
- New master bath in basement 25000
- Minor renovations of 3 bathrooms 24000
- Remove 1 wall on first floor kitchen 1500
- New enlarged kitchen 17 feet + 4x3 Island 40000
- Spiral Stair from kitchen to 2nd floor 9000
- Enlarge window to door onto new deck 15000
- New deck in back 18000
- Tear down wall, add walls for closet, stair area 2nd floor back half 8000
- New flooring in basement 7000
- New/repaired flooring on first floor 8500/4000
- New flooring 2nd floor, back half 4500
- Split system AC/Heat pump 5 units 28000
- 9 windows replaced 15000
- Interior painting 14000
- Run gas to back of house for future grill and hot tub ? 4000
- Run electrical to back of house for future hot tub ? 1500
New casement/base mouldings throughout house - $15000

Outside
- Replace rotten soffits 6000
- New roof flashing at side adjoining neighbor 1500
- Replace small protrusion roof on 1st floor 5000
- Gutter repair 2500
- Seal outside ground corners 1500
- Paint 8000
- Replace siding with handiplank? 12000
- Rain barrels for gutters? 1500

Full architecture fees $42,000. DOB filing fee - ~$3000, expediting $2200, Engineering ~$15,000. Survey ~$900. Construction Estimate (includes 30% for PM, Insurance, Overhead/profit: $691,600.
Total Budget estimate: $755,000.


Pictures and floorplan: http://boerumhillscott.com/pics/75_herkimer/inspection/
Does this project and budget sound like its within the scope of what your firm could provide?


REPOTD-August 10th 2011-Fountain House
August 10, 2011 10:17 AM - DeLepp
http://tinyurl.com/3p7xld8

Check out the outdoor spaces, stained glass and the ceilings in the 1930s spanish style casa in LA.
1.549 million


Townhome for sale 299K
August 8, 2011 8:27 PM - Townhouselady
Hey all,

One of my best friends is getting a divorce and has listed her townhouse. I wanted to put it up here just in case anyone was slightly tempted to have a look-see and possible make the jump to Jersey City:

http://tinyurl.com/3o6tlhh