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Remodel/Contractor Guys; need some help/advice/opinions (1 Viewer)

fantasycurse42

Footballguy Jr.
Need opinions from experienced FBGs.

Going to be doing a lot of work to our apartment over the next 12 months. So much contradicting advice on the internet, my head is spinning. 

Kitchen (biggest project)

Refinishing floors and replacing baseboard moldings

Replacing windows (possibly just replacing the glass, large 36x65 double pane windows)

Recessed lighting throughout the house

Painting throughout

Our kitchen is a small galley, and based on our apartment, we don't have much room to change the design; 10 feet long 8 across, almost 9 feet to the ceiling. We have hanging lights which are most likely going to replace with high hats. While they're doing that, we're prob putting them across the entire apartment, saves some money to just knock it all out at once, correct? Outside of the 10x8 kitchen, there is a nook where we have our kitchen table/chairs. Nook is about 6 feet by 8 feet. The costs keep ballooning, but I'm partly responsible due to materials. 

Appliances? Any brands recommended or should be avoided. 

I'm torn between Samsung and Bosch, French Door Fridge, Slide-in Oven, 18 inch Dishwasher (which is PITA), and an all-in one  washer/ventless dryer (due to space). 

For cabinets, we're debating Chinatown stuff for $4k or American Woodmark which are approaching $8k and Quartz countertops. 

Here are some renderings:

From the nook looking into the kitchen

From outside looking into the kitchen

Appliance view

Fridge view

From the fridge view side, you'll notice the last base cabinet is shorter than the others. I have two options here and I'll give some more details. Not in the rendering is a recirculating radiator against that window. The current cabinets are old custom things where the base depth is 16 inches until the fridge. Do I keep the current layout where everything is 16 inches across on the base, or do I only do that on the end cabinet? If left as is in the rendering, we only have 39 inches across, where if we stick to the current layout, we have almost 4 feet? We cannot come out 24 on the last cabinet due to the window and radiator.

I'd appreciate feedback from anyone knowledgeable here about the layout and their thoughts. We use the kitchen for cooking, but rarely does anyone hang out in this area to provide some background. 

Bosch/Samsung appliance opinions? 

American Woodmark opinions?

Also, to completely gut and redo this kitchen, what type of labor costs would you expect? Right now, their is a gas line already in place, but nothing for the washer/dryer, nor electric to support all of the appliances. Also, we currently have an 18 inch soffit, it will be shortened to either 6 inches or 12 inches, depending if we go for 42 inch cabinets or 36 inch cabinets.

Costs to put about 30 high hats throughout the house? Does it make sense to knock it out while doing the kitchen?

Any thoughts/opinions are much appreciated!

 
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i would actually suggest going in the DIY thread (homeowners what are you working on or something like that) and just post your questions one by one over time. That is a lot of stuff to get input on. I usually try to help when I can in these threads since I am a former contractor and have experience in most areas, but I dont feel like wading through all of that. Maybe just make this thread about your biggest single question. 

 
i would actually suggest going in the DIY thread (homeowners what are you working on or something like that) and just post your questions one by one over time. That is a lot of stuff to get input on. I usually try to help when I can in these threads since I am a former contractor and have experience in most areas, but I dont feel like wading through all of that. Maybe just make this thread about your biggest single question. 
American Woodmark, any experience with those cabinets? 

The layout, should we go base 16 across or just 16 on the last cabinet? 

High hats, they’ll be doing them in the kitchen and nook already, should I just do them across the entire house now to save money?

 
American Woodmark, any experience with those cabinets? 

The layout, should we go base 16 across or just 16 on the last cabinet? 

High hats, they’ll be doing them in the kitchen and nook already, should I just do them across the entire house now to save money?
1. I have waypoint cabinets which I think are the same as american woodmark. We like them a lot. 

2. I like the layout in the fridge rendering. My cabinets are all the same depth and I regret not having the one above the fridge flush with fridge.(I think this is what you are asking?)

3. I dont really think there will be much savings here. My experience with electricians is that their "trip fee" is pretty negligible. If you want those lights everywhere go for it. Just know that if you change your mind about one single light in the future you likely pissed away all savings.

 
2. I like the layout in the fridge rendering. My cabinets are all the same depth and I regret not having the one above the fridge flush with fridge.(I think this is what you are asking?)
You'll notice in this rendering the cabinet by the window is shorter than the rest. This is because if it goes out any further it will come across the window and radiator, so it can only be 16 inches deep. We have the option to go 16 inches across to the fridge, or just 16 for this one and then come out to 24 for the rest. This would make the kitchen more narrow (currently about 4 feet across of walking space, down to 39 inches}, obviously a drawback, but we would get more counter space and cabinet space. Not sure about the actual appearance of having one part of the counter being shorter than the rest.

Also, labor - we've been quoted 3 weeks and about $10k in labor charges, does this sound right to you?

I'll take this over to the thread you mentioned above.

 
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You'll notice in this rendering the cabinet by the window is shorter than the rest. This is because if it goes out any further it will come across the window and radiator, so it can only be 16 inches deep. We have the option to go 16 inches across to the fridge, or just 16 for this one and then come out to 24 for the rest. This would make the kitchen more narrow (currently about 4 feet across of walking space, down to 39 inches, obviously a drawback, but we would get more counter space and cabinet space. Not sure about the actual appearance of having one part of the counter being shorter than the rest.

Also, labor - we've been quoted 3 weeks and about $10k in labor charges, does this sound right to you?

I'll take this over to the thread you mentioned above.
I see what you mean now. I might be tge wrong guy to ask. We had a similar situation where we had an oklahoma countertop like that and i hated it so much i custom built the cabinet on the end to actually go on an angle and then had the new quartz countertop cut to match it. 

It sounds weird, but it looks a ton better. Ours was only a 4 inch difference though not 9. 

 
I see what you mean now. I might be tge wrong guy to ask. We had a similar situation where we had an oklahoma countertop like that and i hated it so much i custom built the cabinet on the end to actually go on an angle and then had the new quartz countertop cut to match it. 

It sounds weird, but it looks a ton better. Ours was only a 4 inch difference though not 9. 
https://i.imgur.com/QC2tKsb.png This is another rendering of it. 4 inches is much easier to work with though, so it's a tough spot to be in. If we only come out 16 inches across, the fridge will be sticking out like a sore thumb at the other end (which it currently does now).

 
Seriously. Why not move?

Also, why are you looking to do so much to an apartment, one I assume you do not own?

 
Seriously. Why not move?

Also, why are you looking to do so much to an apartment, one I assume you do not own?
People often stay because of friends and community. Its often cheaper just to throw the money into your old house rather than give the same amount to your realtor.

 
https://i.imgur.com/QC2tKsb.png This is another rendering of it. 4 inches is much easier to work with though, so it's a tough spot to be in. If we only come out 16 inches across, the fridge will be sticking out like a sore thumb at the other end (which it currently does now).
I would do the 24" cabinets and the 16" one at the end. You can't do much with the window being there, so you just deal with it. Should look just fine.

 
Also, labor - we've been quoted 3 weeks and about $10k in labor charges, does this sound right to you?
So basically about $667 per day for labor. How many guys you getting for that cost?

Does that include labor for the whole project, lights and all?

 
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You'll notice in this rendering the cabinet by the window is shorter than the rest. This is because if it goes out any further it will come across the window and radiator, so it can only be 16 inches deep. We have the option to go 16 inches across to the fridge, or just 16 for this one and then come out to 24 for the rest. This would make the kitchen more narrow (currently about 4 feet across of walking space, down to 39 inches}, obviously a drawback, but we would get more counter space and cabinet space. Not sure about the actual appearance of having one part of the counter being shorter than the rest.

Also, labor - we've been quoted 3 weeks and about $10k in labor charges, does this sound right to you?

I'll take this over to the thread you mentioned above.
Sorry I missed this before. To replace cabinets and countertops and that doesn't even count materials? We just got new quartz countertops for 2578.30 bucks and that included the installation. Home depot was more than double and we later found out Home Depot subcontracts them. 

ETA: was 50.7 sq ft. of countertop we passed on the backsplash as I had a tile one I wanted to do.

 
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So basically about $667 per day for labor. How many guys you getting for that cost?
Rotating between 2-3 to hopefully get it done in 3 weeks.

Sorry I missed this before. To replace cabinets and countertops and that doesn't even count materials? We just got new quartz countertops for 2500 bucks and that included the installation. Home depot was more than double and we later found out Home Depot subcontracts them. 
$10k is everything besides materials. Demolition, plumbing, electrical, floors, etc. 

The Quartz is about $2500 for materials, which will be included in the $10k of labor I'm paying. 

 
So basically about $667 per day for labor. How many guys you getting for that cost?
IIRC you have an HVAC background right?

I think billing in that industry is much more formulaic than cabinet installs and counters. When we got the infrared heaters installed at work he gave me an actual hours calculation without hesitation. Much more transparent. 

 
Rotating between 2-3 to hopefully get it done in 3 weeks.

$10k is everything besides materials. Demolition, plumbing, electrical, floors, etc. 

The Quartz is about $2500 for materials, which will be included in the $10k of labor I'm paying. 
Ok, much better, didnt realize this. I thought it was basically just for counters and cabinets in a galley kitchen. 

 
So to give you some perspective, to build a new structure you can "guestimate" $300 per square foot. (Thats including foundation which you obviously dont have)

 
IIRC you have an HVAC background right?

I think billing in that industry is much more formulaic than cabinet installs and counters. When we got the infrared heaters installed at work he gave me an actual hours calculation without hesitation. Much more transparent. 
Yes, HVAC. And contracting as well. I was a licensed general contractor years ago as well, so I've pretty much done everything.

As for billing, it's pretty straightforward for us. Basically it's a flat rate, which encompasses the expected labor for the job and the parts cost. 

 
Also,  my buddy who owns a GC doesn't do any demo until ALL the materials have arrived. That way you can check to make sure youre not waiting on 1 cabinet thats 6 weeks out and youre stuck living in that mess. Id bring this up with your contractor. 

 
Sorry I missed this before. To replace cabinets and countertops and that doesn't even count materials? We just got new quartz countertops for 2578.30 bucks and that included the installation. Home depot was more than double and we later found out Home Depot subcontracts them. 

ETA: was 50.7 sq ft. of countertop we passed on the backsplash as I had a tile one I wanted to do.
Most solid surface tops will cost you ~25-30 psf. That includes install. 

 
Also,  my buddy who owns a GC doesn't do any demo until ALL the materials have arrived. That way you can check to make sure youre not waiting on 1 cabinet thats 6 weeks out and youre stuck living in that mess. Id bring this up with your contractor. 
This was actually discussed, the only thing we're not going to have is the countertops, everything else will be there when they start. 

 
Rotating between 2-3 to hopefully get it done in 3 weeks.

$10k is everything besides materials. Demolition, plumbing, electrical, floors, etc. 

The Quartz is about $2500 for materials, which will be included in the $10k of labor I'm paying. 
3 weeks seems very doable but it will likely take 4. Typically the cabinets go in, then the surface guys template the top and show up a week later to do the install which takes a day.

 
you know this is what I do, right? granted- for clients with goofily deep pockets who'll spend 1k/sf typically... so my specific advice for some of those products isn't going to be much help.

couple quick questions, because tl;dr.

- what's the construction of the building? asking because you may/may not have ceiling depth for recessed lights.

- are you adding lights and/or appliances/ other electrical points? can your current panel and load handle it?

- is the building landmarked? (work on exterior like replacing windows will require some hoops to jump through that your window installer should be able to help navigate).

- are you gc-ing this yourself? 

I'll happily take a pm- send me actual plan and photos and I can give you a better idea of what's possible for the kitchen. 

 
I forgot youre in NY, arent you?
Yes, but you should see pictures of places we've been in. My wife might have some pictures, she took a few for novelty purposes, here is a Google Map street view; https://www.google.com/maps/place/5726+1st+Ave,+Brooklyn,+NY+11220/@40.6461066,-74.023591,3a,75y,303.44h,84t/data=!3m6!1e1!3m4!1s131calJgoZCftZ1we2Af-Q!2e0!7i16384!8i8192!4m5!3m4!1s0x89c25aabf632723d:0x698caa82b2bdb65c!8m2!3d40.6463577!4d-74.0242285

Was walking through this factory with my wife and kids, nobody was in there, just stones/granite/quartz/tiles all over the place. Asian dude comes yelling at us in broken English wat you doing wat you doing?

Told the guy my BIL told me to stop in and speak to Kim about some Quartz. 

Guy didn't understand a word I said, except Kim - No Kim here today... You buy? I pointed at a few stones and asked for prices. 

Honestly, prob need to go back to confirm those prices with a translator :lmao:

 
you know this is what I do, right? granted- for clients with goofily deep pockets who'll spend 1k/sf typically... so my specific advice for some of those products isn't going to be much help.

couple quick questions, because tl;dr.

- what's the construction of the building? asking because you may/may not have ceiling depth for recessed lights.

- are you adding lights and/or appliances/ other electrical points? can your current panel and load handle it?

- is the building landmarked? (work on exterior like replacing windows will require some hoops to jump through that your window installer should be able to help navigate).

- are you gc-ing this yourself? 

I'll happily take a pm- send me actual plan and photos and I can give you a better idea of what's possible for the kitchen. 
Honestly, the building might outdate America. I've heard stories (not sure about the truth to them) that it was at a point one of the tallest buildings in Brooklyn, it's about 70 feet high :lmao:

Windows are the last thing on the agenda, so I'll table that for now. Worst case, we can just replace the glass, prob save some money in doing so anyways. 

I'll shoot you a PM later or tomorrow with photos, much appreciated!

 
other questions...

- gas range or electric?

- is the range vented?

- is the w/d vented?

I don't like french-door fridges- feel like I'm always opening both doors anyways, just prefer one door... also easier to load/unload the fridge.

bosch d/ws and w/ds are great. samsung good for fridges and other stuff- been making a big push into appliances lately and are getting better. check out Yale Appliances Blog- they do a nice job laying out some differences between brands and options. other brands I'd look at- fischer paykel, liebher

 
other questions...

- gas range or electric?

- is the range vented?

- is the w/d vented?

I don't like french-door fridges- feel like I'm always opening both doors anyways, just prefer one door... also easier to load/unload the fridge.

bosch d/ws and w/ds are great. samsung good for fridges and other stuff- been making a big push into appliances lately and are getting better. check out Yale Appliances Blog- they do a nice job laying out some differences between brands and options. other brands I'd look at- fischer paykel, liebher
Gas range, line is in place. Unfortunately, will not be vented. Our choice was either a filtered hood or microwave over the range, looks like we're going microwave. 

Electric all in one W/D, ventless. https://www.lg.com/us/washer-dryer-combos/lg-LUWM101HWA-washer-dryer-combo-lgsignature

Colors in kitchen will be white (cabinets, countertops will be a light grey or white with veins), so this will match, but appliances will be SS. Size is the key factor in this decision, so although I know a stackable unit might be a better option at this price point, this is what we're going with by default. 

Trying to match the fridge/range/microwave to the same manufactures. The dishwasher might not match as it has to be 18 inches, which really limits the choices. 

I'm not a huge fan of french doors, but due to the narrow kitchen, when designing it made the most sense, being that the doors only come out half the distance as standard doors. 

 
Gas range, line is in place. Unfortunately, will not be vented. Our choice was either a filtered hood or microwave over the range, looks like we're going microwave. 

Electric all in one W/D, ventless. https://www.lg.com/us/washer-dryer-combos/lg-LUWM101HWA-washer-dryer-combo-lgsignature

Colors in kitchen will be white (cabinets, countertops will be a light grey or white with veins), so this will match, but appliances will be SS. Size is the key factor in this decision, so although I know a stackable unit might be a better option at this price point, this is what we're going with by default. 

Trying to match the fridge/range/microwave to the same manufactures. The dishwasher might not match as it has to be 18 inches, which really limits the choices. 

I'm not a huge fan of french doors, but due to the narrow kitchen, when designing it made the most sense, being that the doors only come out half the distance as standard doors. 
oof- 18" dw. haven't used one of those yet, so can't recommend any.

I know the all-in-on w/d has improved in the last years, bringing the cycle time down a bit from what it was (all day for a load or two). you have 1 or 2 kids? with 2, feels like we go through a lot of laundry... I'd recommend a stackable unit if at all possible with space limitations.

might as well go with mw w recirculating capabilities rather than a hood that only recirculates- if just for the gain of cabinet space. they work for #### though... hope you have a window nearby.

 
oof- 18" dw. haven't used one of those yet, so can't recommend any.

I know the all-in-on w/d has improved in the last years, bringing the cycle time down a bit from what it was (all day for a load or two). you have 1 or 2 kids? with 2, feels like we go through a lot of laundry... I'd recommend a stackable unit if at all possible with space limitations.

might as well go with mw w recirculating capabilities rather than a hood that only recirculates- if just for the gain of cabinet space. they work for #### though... hope you have a window nearby.
Thing that sucks about the 18 inch is A) it costs a lot more B) limits your options. Bosch makes a good one for almost $1k. I think if you're buying that size, they know you don't have much of a choice, so they slam you on it. 

Yea, the laundry thing sucks, but my wife is just going to do it every other day. With this machine, she can throw it in, set it, leave it for 4 hours to do the entire cycle (wash and dry), and have updates/control on her phone. I also take it as a positive that we won't ever have a build up of laundry, or at least that's how I'm selling it to myself. 

Window about 6-7 feet from the range. 

 
Thing that sucks about the 18 inch is A) it costs a lot more B) limits your options. Bosch makes a good one for almost $1k. I think if you're buying that size, they know you don't have much of a choice, so they slam you on it. 

Yea, the laundry thing sucks, but my wife is just going to do it every other day. With this machine, she can throw it in, set it, leave it for 4 hours to do the entire cycle (wash and dry), and have updates/control on her phone. I also take it as a positive that we won't ever have a build up of laundry, or at least that's how I'm selling it to myself. 

Window about 6-7 feet from the range. 
Double check DW on mobile home and those tiny house websites - You might find some other options. Christ, were on our 4th DW in the past 15 years, I'd be irate if I were you and yours failed. 

LOL You could always go with this to optimize the space

 
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whoa... for some reason I was looking into that exact unit in the last year or two... but have zero memory of why. doubt it would've been for a park ave apartment. 
I only knew they existed because we were giving an estimate to the Mongolian Embassy and they had one from the 60s in their dilapidated mansion.  I googled it as a joke and sure enough they still make them. 

If those walls could talk. :shudder:

 
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