They just don’t make NYC brownstones anymore, so owning one is a real privilege. With their unique details and rich architecture, New York brownstones have an indelible appeal that can’t be mass produced or faked. But on the other hand, because they’re historic buildings, NYC brownstones don’t exactly match the lifestyle of today’s modern families.
Fortunately, renovations can solve the lifestyle problem. With some reconfiguration, upgrades, and thoughtful design, you can sweep your gorgeous brownstone into the 21st century. It will hold all of its charm while serving you beautifully.
But before you embark on such a project, it’s important to consider these four things: your renovation timeline, the updated design, compliance, and your budget. Let’s take a deeper dive into each factor.
Your Renovation Timeline
Renovating a brownstone is not a quick-and-easy project. From start to finish, most brownstone remodels in New York City take at least a year.
Part of the reason for the extensive timeline is that you’ll have to work with the Department of Buildings and possible landmark issues.
Based on estimates, the average amount of time consumed by the design phase is four months, and the build phase tends to take about eight months. Of course, these phases could be longer or shorter depending on the state of your particular brownstone and the nature of your desired renovations.
The Updated Design
Is there an ideal layout for a brownstone in the 21st century? From our experience, no, there isn’t. Your layout should reflect your lifestyle and the activities you plan to do in each space.
As you work with your architect, do your best to honor the home’s history while maximizing functionality and comfort. Don’t feel obligated to maintain its historical layout because life has changed. For example, kitchens used to be an afterthought relegated to a dark corner. Today, kitchens are the heart of the home. Therefore, your priorities are probably different from the people who originally lived in the home, and that’s okay.
And remember, many brownstone owners come across delightful hidden features as they renovate. These elements vary from custom millwork and stained glass windows to coffered ceilings. Even if they’re not in prime condition, your architect may be able to incorporate some of them into your renovation design. This is another way to honor your brownstone’s past as you bring it into the future.
Compliance
Unfortunately, NYC building codes are more complex than anywhere else in the country, and this is a key reason that brownstone renovations take so long. To avoid compliance hang-ups, work with an experienced architect and contractor–people who are well-versed in both brownstone design as well as NYC compliance issues.
Here at Z. Abedin, we can identify infrastructure deficiencies and propose design solutions that will also address compliance requirements. We’ll navigate permits and deal with meetings and walkthroughs required by the landmark and municipal boards.
Your Budget
Last but certainly not least, you’ll need to consider your budget before beginning a brownstone renovation. The average New York City brownstone runs about 3,000 square feet, and most of these units typically have several issues that must be addressed just to bring them up to code.
Labor constitutes a large portion of the overall expenses, especially when the scope is major: additions, floor leveling, relocation of bathrooms and kitchens, HVAC upgrades, etc. Many people think the bulk of the cost will be in high-end finishes, but that’s just not the case with brownstones. Choosing cost-effective materials will only net you marginal savings as most of the cost is in labor and infrastructure.
To keep your budget realistic, make a list of your infrastructure needs before tackling your design wish list. Which essential systems have reached the end of their lifespan?
- Roofing
- Heating and cooling
- Windows
- Plumbing
- Electrical
After you’ve satisfied your brownstone’s infrastructure updates, you can move to non-essential and decorative items in your budget.
As a general rule, expect to spend at least $300 per square foot for your brownstone renovation. And to alleviate costs, save for later items that can be accomplished without major disruptions or permits. These items may include custom closet interiors, decorative light fixtures, and custom cabinetry.
And finally, brownstone owners need to be aware that renovations have many moving parts, which may incur costs along the way.
Getting Started
With an understanding of these four factors, you’re ready to embark on the renovation of your NYC brownstone. To learn more or to talk about getting started, reach out to us at Z. Abedin Construction. We’ll bring our many years of experience to your brownstone project and help you turn your historic home into a space that suits your lifestyle and fits you like a glove.
