Expert: Paul S. Brown, AIA - 8/5/2009

Question
QUESTION: Hi. I'm interested in finding a prewar apartment in Manhattan that I can do a gut renovation on. My question is once I find the place, do I just hire an architect? Do architectural firms have in-house interior designers, contractors, etc.? If so, how much are each of those people paid? Thanks

ANSWER: Hi Danielle:
It sounds like a fun project!
Generally, most architects who do this sort of work would either do the interior design work themselves, or would have an interior designer on staff.  But typically, the contractor who does the work is a completely separate business.  This works in your interest; you can take the design drawings provided by the Architect, and bid them around to several different contractors, and then select the one that you feel will give you the best work for the best price.
The architect can help you estimate the cost of construction.  I'm not sure what you are thinking... let's say it is a $300,000 project.  A good rule of thumb is that the design fees will be 10% of that; say $30,000.  And, you should carry a healthy contingency in your budget for general unexpected 'stuff'.  Say, 20% or $60,000 at the start. Thus, for your $300,000 construction budget, you should plan to spend a total of about $390,000. (For planning and budgeting purposes, so you don't get into trouble.)  If it comes in less than that, great.
Good luck!
PB
Another thought; you might want to involve the architect in your purchase decision when you narrow it down to 2 or 3 choices; the architect might see something you didn't.

---------- FOLLOW-UP ----------

QUESTION: So, would I go to an architect first, then find a contractor? In the example you gave, would that $390,000 include everyone's pay(interior designer, contractor, architect) and materials, appliances, etc.? Do contractors usually charge a certain amount per square foot? I've heard it can be anywhere between $150-$300/sq.ft in Manhattan. Are there usually problems with gutting a prewar apartment that might cause the renovation costs to go up? Thanks

ANSWER: Hi Danielle:

Yes, traditionally you would select your architect first, complete the design, and then find a contractor to do the work.  (There are no firm rules.  If a person like you happens to know a contractor that they like and respect, they might sign a contract with the contractor which includes design services, in which case the contractor would then go hire an architect.)

In the example, yes, the $390,000 budget would be inclusive of everything.

No, contractors might do an early budget based upon the area of the job, but in the end, they will do an actual price for the actual work, not just a per-square-foot number.

Your 150 - 300 numbers seem like a reasonable place to start; it really depends on what you want to do.  In my example, the $300,000 number would be the cost to gut renovate a 1000 s.f. apartment at $300 per foot.

The key to avoiding unexpected issues, would be to find both an architect and a contractor with recent multiple projects of the type you are doing; the same building type.  You might even be able to find a contractor that has done work in your own building before; your future tenants association or building manager would be a good place to start looking.

Good luck!
PB


---------- FOLLOW-UP ----------

QUESTION: If I know the paint colors I want in each room and plan to use furniture I already have, would I still need an interior designer? Would I hire a painter instead of a designer?

Answer
Hi Danielle:
Again, it really depends on what your objectives are.  If you are not trying to create a 'stunning showpiece' home, but just want an attractive comfortable place to live, then I would say that you probably don't need an interior designer, if you already know the colors you want to use.
The designer would be good if you are aiming for something higher-more-better , but don't really have a firm idea of what you want.  In that case, the interior designer would make suggestions on materials, textures, colors, and overall general 'theme' of the design.
Hope this helps,
PB