The Money
Budgeting your kitchen presents a myriad of unanticipated details for the first time renovator, particularly if the renovation is limited to the kitchen. A kitchen renovation seems as if it should be an easy rip- out and replace- until you are in the midst of the construction project.
Kitchens are challenging because of the large number of different tradespeople who are required to complete the renovation. In New York City, a kitchen renovation becomes even more challenging as you will need to meet the renovation requirements of your Co-op or Condo Association. Depending on your building’s rules, you may be required to hire an expediting architect to manage the requirements of your co-op or condo’s building review process for your renovation.
For any renovation, you will need a good general contractor who can pull together all the tradespeople and coordinate the municipality permitting and code requirements. In the case of a Condominium or Co-op, your contractor will also need to pull together the requirements for the approval of the Condo or Co-op association which will process your renovation application.
It is important to ensure that you obtain the proper permits, follow local building codes, and utilize insured licensed tradespeople during your kitchen renovation.
In the unfortunate event that something in your kitchen results in a homeowners’ insurance claim, your homeowners’ insurance company will closely look at the plumbing and electrical work as well as the installation of any appliances that may have contributed to the claim in order to determine if they will pay your claim. The insurance company will want to see that all the work was properly permitted and performed by licensed insured electricians, plumbers, and contractors. Some municipalities will also require documentation of your home improvement inspections and closed permits before you are allowed to close on the sale of your renovated residence.
Every kitchen project will have its own nuances to navigate based on where you live. Below is a list of items to consider when planning your renovation budget. While not exhaustive, it might assist you in making budget choices that serve your project and future financial goals.
Costs fall into two categories, construction costs, usually managed by the general contractor, and new kitchen products.
When it comes to construction costs, here are some important things to consider:
If you live in a Condominium or Cooperative apartment, you will have a construction security deposit and related application and processing fees.
If you live in a Condominium or Co-op; it’s likely you will incur fees of an expediting architect. These fees fall into two different categories. To submit your renovation application to your Condominium or Cooperative Association you may need a licensed architect to stamp your renovation drawings. Additionally, you may need an expediting architect to draft drawings and write a written response to the Condominium or Cooperative Associations’ reviewing architect. In terms of expense you will wish to consider the architect’s billable time as they draft the responses to satisfy the requirements of your Condominium or Cooperative.
Consider the cost of local building permits and licenses and potential application to the city for variances or historic district requirements by the city.
Consider the cost of any local municipal inspections of the work and delays as a result of waiting for inspections.
A majority of kitchen renovations in New York City will require the upgrade and replacement of the apartments electrical supply panel as todays appliances require a dedicated electrical supply that isn’t available in the older electrical panels.
Kitchen demolition includes the removal and disposal of existing cabinetry, appliances, flooring and countertops and backsplash material.
Preparing the space to receive the new kitchen, which may include installation of new flooring or windows, repairing existing walls, windows, ceilings, new lighting, or building new walls or soffits.
Consider the cost of moving and wiring the appropriate plumbing and electrical rough-ins for new appliances, light fixtures, or location change of sinks and pot fillers. Many New York City buildings will require the plumbing pipes to be replaced from the sink location back to the building riser.
Consider any building materials required to prepare your space to receive the new kitchen cabinetry and design.
Some of the more discernible planned expenses for your new kitchen, may include, but are not limited to:
Kitchen cabinetry, cabinetry delivery and the related installation cost from the kitchen dealer.
Countertop material and the related templating, fabrication, and installation.
Backsplash material and the cost of the tile installer and required grout.
New flooring or windows and their related installation.
Appliances – don’t forget the range hood or cooktop exhaust hood! (critical for an odor-free kitchen).
Plumbing fixtures include, but not limited to, sinks, faucets, water filtration systems and their related faucets, pot filler, garbage disposals, soap dispensers and hand sprays.
Electrical fixtures including, but not limited to, under-cabinet lights, new pendant lights over an island and or new recessed ceiling lighting that accommodates your new kitchen layout.
New wall finishes for those areas not receiving a backsplash. If using wallpaper in your new kitchen, be sure to plan for lead time for the new wallpaper.
The above guidance is a short list at best, but hopefully helpful as you contemplate your renovation.