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UPDATED: Read our most up-to-date Boston Kitchen Remodeling Costs and Bathroom Remodeling Costs

From brownstones to grand Victorians and Federals, all the way to modern apartments, Boston has it all, when it comes to homes. There’s a good reason for that. Boston is one of the oldest cities in America—circa 1630—and has cycled through many eras. If you’re planning to remodel your home and want to learn about the various costs to remodel in Boston, then Sweeten should be your first stop.

Sweeten, a free renovation platform that matches homeowners with licensed general contractors and tracks their projects, offers a general cost guide to get you started on your first step: your budget. However, to get an accurate figure for your project, a contractor will want to see the space in person. 

Here’s a quick overview of budgets for some typical renovation projects:

• Gut renovation: Starting at around $100 psf (per square foot)
  
• Budget kitchen remodel: Starting at $15,000—$30,000
  
• Mid-grade kitchen remodel: Starting at $30,000
  
• High-end kitchen remodel: Starting at $65,000
  
• Budget bathroom remodel: Starting at $15,000—$18,000
  
• Mid-grade bathroom remodel: Starting at $27,000 or $770 psf
  
• High-end master bathroom remodel and reconfiguration: Starting at $50,000
  
• Basement: Starting at $25,000
  

How much a Boston remodel costs per square foot

A total gut renovation in Boston that brings your home down to its frame will likely start at around $100 psf. Doing it all at once will get you the best price per square foot.

With Boston predominantly older—in some cases very old—housing stock, gut renovations may be higher than elsewhere with newer homes. Depending on the area, your choice in finishes, and the condition of your home or apartment, this could reach $300 psf, according to Boston-based Sweeten contractor Taghi.

How much a Boston kitchen remodel costs per square foot

The typical renovation cost for a minor kitchen in Boston starts at $15,000 and goes up to $30,000.

• Mid-grade kitchen: For the Boston area, expect costs to start at $30,000. Remodeling‘s 2020 Cost Vs Value report puts the average mid-grade kitchen renovation cost around $80,000. This is about $10,000 above the national average and works out to be $400 psf. With a budget of this amount, you can remodel a 200-square-foot space with laminate countertops, semi-custom wood cabinets, and a stainless steel sink with a standard single-lever faucet. It also allows the addition of a built-in microwave, dishwasher, and custom lighting.

Other than adding a kitchen island, the layout, such as where the oven and dishwasher were installed, remained the same as the original design. Keeping your floor plan the same will be the biggest factor in keeping your budget down.

• High-end kitchen: High-end kitchen remodels can start at $65,000 while the Cost Vs Value report places the average around $155,000 for Boston. The cost per square foot is $775. This type of project can add more than half that amount—$85,000—to your home’s value. The scope at the budget range can consist of custom cabinets, built-in sliding shelves, stone countertops, and imported ceramic or glass tile backsplashes. The appliances were also kicked up a few notches to include a commercial-grade cooktop and vent hood. Designer faucets and a water filtration system were also part of the materials.
  

Cabinets are by far the biggest expense in a kitchen especially when they are custom made. According to Boston-based Sweeten contractor Jeff, one client chose to spend $35,000 on cabinets—almost half the whole budget—in an $80,000 renovation of a small kitchen. 

Appliances are also a big factor in the budget if you decide to spend a large percentage here and save in other areas.

How much a Boston bathroom remodel costs per square foot

The typical home renovation cost for a budget bathroom in Boston starts at $15,000 and goes up to $18,000.

• Mid-grade bathroom: For Boston, the average cost of a mid-grade bathroom remodel is about $27,000 or $770 psf, according to the Cost Vs Value report. This budget could get you a remodeled 35-square-foot bathroom with a new porcelain-on-steel bathtub, ceramic tiles, and a recessed medicine cabinet with built-in lighting. A renovation of this level can add more than $16,000 to a home’s value, recouping close to 60 percent of the project’s cost.
  

• High-end master bathroom: Renovation costs start at $50,000 for a high-end master bath in Boston. According to Cost Vs Value,  the average price is around $82,000 or $820 psf. You could afford to expand your existing bathroom from 35 square feet to around 100 square feet and play around with elements like a freestanding soaker tub and a shower with recessed shelves, a frameless glass enclosure, and body spray fixtures. You’re also likely to afford a double sink and double-mirror vanity with custom draws and wall cabinets.
  

Like all renovations, your budget comes down to your choices, said contractor Jeff. And sometimes those choices will have a ripple effect on the budget. Tiles can range from $2 psf at Home Depot or $100 psf for imported tile. The cost and timeline can increase if the tile chosen requires specialized installation such as Italian mosaic tile which one of Jeff’s clients ordered.

How much it costs to renovate a basement

A basement renovation starts at $25,000. The average cost is $88,000, the Cost Vs Value report found. The project for this budget includes a 20′ x 30′ main room and a 5′ x 8′ bathroom with a shower. The main room can contain a bar area as well as laminate flooring and insulation, a largely unseen but important part of the project to combat those wet, frosty winters. This example project works out to $137 psf.  

That’s right in line with what Sweeten contactor Jeff estimates a basic basement—walls, drainage, and electrical—will cost for homes in the Boston area. The cost increases once you add a bathroom or a bar according to Jeff.

Building permit costs

For the City of Boston, which covers over 200 square miles around the city center, permits for a major residential remodel starts at $50. This increases by $10 for every $1,000 of the budget. There are additional charges for electrical and plumbing work. 

If your home is in Norfolk County then you will need to check the township your home is located in. The county is made of dozens of small towns and each has its own building permit system. For example, in Dedham, a permit for additions, including decks, costs $10 per $1,000 of planned work. This would mean a $30,000 kitchen addition would attract a $300 permit. 

Over in Cambridge, which is located in Middlesex County, a building permit costs $15 per $1,000 in the budget. So a permit for that same $30,000 kitchen addition would be $450 in Cambridge.

Whatever your renovation plans are in Boston, post your project to Sweeten and we’ll match you with fully-vetted general contractors. They can get you an estimate that is tailored to your project. Sweeten will even check in with you from project posting all the way to the punch list. Happy building!

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Here’s what to know before renovating an old house from addition types and energy efficiency to floor plan improvements.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration, and when you’re ready to renovate, start your renovation with Sweeten.

The post 2020 Cost Guide for a Home Remodel in Boston appeared first on Sweeten.

The Hamptons…the mere mention conjures up images of poolside luxury and endless summer. But what’s it really like to live—and renovate—there? If you’re considering buying a home in the East End to renovate, there are some things you should know. Luckily for you, we’ve done the homework! Read on to learn what to expect (and budget) for your Hamptons renovation costs. (Keep in mind that all projects are unique, and many variables will impact a remodel!)

Sweeten offers a guide to Hamptons renovation costs, focusing on four categories—cost per square foot, kitchen, bathroom, and permits. Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free..

Note: every expert contractor will want to have a detailed chat and inspection of your home before creating an estimate for your needs and wants.

Here’s a breakdown of typical Hamptons renovation costs, compiled from Sweeten renovations and Remodeling’s 2020 Cost vs. Value report.

• Full home renovation: Starting at $100 per square foot (psf) with stock materials; high-end properties start at $250+ psf
• Budget kitchen remodel: $25,000 for under 100 square feet
• Mid-grade kitchen remodel: $40,000—$75,000
• High-end kitchen remodel: $75,000+
• Budget bath remodel: $20,000
• Mid-grade bath remodel: $25,000—$40,000
• High-end bath remodel: $40,000—$100,000
• Basement remodel: $25,000—$100,000

To be clear: when referring to the Hamptons, we are talking about the Town of Southampton and the Town of East Hampton, which both comprise many hamlets and villages. Hamlets such as Westhampton, East Quogue, or Hampton Bays lie within the boundaries of the town of Southampton. The villages of Amagansett and East Hampton are within the administrative boundaries of the town of East Hampton. So, any building permits filed will be with the offices of Southampton or East Hampton.

There is a season for everything, but especially in the Hamptons. Usually, there is a big push before summer so that everyone can enjoy their homes before the summer is out, and everyone is very busy. If possible, start your design process in the fall and do the work in the winter. 

However, with the unexpected events of 2020, real estate industry experts expect the busy season to shift due to the freeze on non-essential activities and business.

Hamptons home renovation costs per square foot

According to experts who work in both New York City and the Hamptons, the consensus is that costs per square foot are essentially the same in both locales. As we point out in our cost guide to Westchester County, proximity to Manhattan dictates both the buyer demographic as well as real estate values. This, in turn, is reflected in the cost of renovations. As Sweeten contractor Eric points out, however, there are subtle differences between the villages and hamlets, with East Hampton being the priciest. Sweeten sees projects starting at $100 per square foot with stock materials and high-end properties at $250+ psf.

While renovation costs per square foot will vary depending on whether it is a gut or non-gut, and the level of finishes and custom features you require, Eric tells us that there is a starting point of $150 psf for renovations with stock materials. Luxury waterfront properties, however, start at $500 psf for high-end renovations and can exceed $1,000 depending on complexity and finishes. (See Budget Basics: Renovation Costs Per Square Foot, where we outline three levels of renovation.)

Additionally, cost increases over the past year have also pushed baseline budgets upwards: the price of fuel has gone up, as has general liability insurance, said Sweeten contractor Eric. “Building materials are also up from last year because of supply and demand; everyone is renovating! And when homeowners are renovating, the cost for electricians and plumbers and other subs increase, because they can pick and choose between the most profitable jobs. They will charge more now for smaller jobs like a single kitchen or bath.”

Costs for a kitchen renovation

• Budget kitchen: Most Sweeten kitchen remodels in the budget range average $25,000 for under 100 square feet with budget-friendly finishes from retailers such as Home Depot. 
• Mid-grade kitchen: Most Sweeten mid-grade can fall between $40,000—$75,000. In Sweeten contractor John‘s experience, he cites a mid-grade kitchen could average in the $75,000 range. Ariel Okin, an interior designer who works in the Hamptons, tells us: “Kitchen gut renovations can range from $40,000—$150,000 depending on the level of work the client wants, and the same goes for baths. Square footage, scope of work, and estimated amount of time it will take to complete the job are all major considerations that go into pricing out the project.”
• High-end kitchen: At Sweeten, we’ve seen projects cost start at $75,000 for high-end finishes. According to Remodeling’s Cost vs. Value 2020 Report, a major high-end kitchen remodel averages $166,408 in New York or $832 per square foot.
  This is based on a 200-square-foot kitchen with top-of-the-line custom cabinets, stone countertops, imported tile backsplash, built-in refrigerator, microwave, commercial-grade cooktop, and vent hood, as well as all new lighting and wood floors.

Sweeten contractor John estimates that a high-end kitchen in the Hamptons will start at $150,000 and up.

Costs for a bathroom renovation

• Budget bathroom remodel: At Sweeten, we’ve seen projects begin at $20,000. John quotes a three-piece (shower, sink, and toilet) project to average out to about $35,000 for a 5’ x 8’ space with budget-friendly finishes.
• Mid-grade bathroom remodel: Sweeten has completed bathroom renovations between $25,000—$40,000 in the mid-range that covers about 100 square feet. Cost vs. Value 2020 Report cites an average of $29,585 for a mid-grade bath remodel.
• High-end bathroom remodel: At the high-end range, Sweeten renovations that consist of three-pieces can cost between $40,000—$60,000. A high-end master suite remodel consisting of 4-5 pieces including a shower, double sink, bathtub, and toilet costs between $60,000—$100,000. According to Remodeling’s Cost vs. Value 2020 Report, a high-end bathroom remodel averages $88,523 in New York or $885 psf. This is based on expanding an existing 35-square-foot bathroom to 100 square feet, relocating all fixtures, and installing a new shower with a frameless glass enclosure, freestanding soaker tub with high-end faucets, stone counters with dual sinks, one-piece toilet, and a humidistat-controlled exhaust fan.

Sweeten contractor John estimates that a high-end master bath renovation would run about $100,000 on average.

Costs for a basement renovation

At Sweeten, we’ve seen basement remodels budgeted at $100—$150 psf or $25,000 for a simple coat of paint. A gut renovation would cost $50,000—$100,000 which could include plumbing, electrical, an entertainment center, appliances, closets, and with possible walls going up or down. An average basement conversion project in the New York area is $75,000, according to the Cost vs. Value report. The project for this size budget includes a 20′ × 30′  foot room and a 5′ × 8′ foot bathroom with a shower and bar area as well as insulation and laminate flooring. This sample project works out to $117 psf.

What to know about permits in the Hamptons

Permits are a big part of the renovation process in Hamptons towns. While expediters are not regularly used there, the process can involve two types of experts not usually called upon in renovation projects elsewhere.

• Environmental consultants can assist homeowners and architects in parsing land use regulations, coastal environmental planning, and acquisition of related permits. Given the delicate ecosystems and the proliferation of wetlands and sand dunes along the coasts, these consultants are crucial to navigating this aspect of the permit process. Additionally, they can answer help determine whether you can expand the footprint of a house or add a dock. They typically charge by the hour (ranging from $250-350/hour, with a minimum project fee). For the initial site inspection and report, some offer a flat rate fee of around $1,500. This fee would cover the property inspection and produce a report.
• Local attorneys who are well-versed in the zoning codes of the particular town in question can help navigate the process. Sweeten architect Andrew tells us that East Hampton recently changed some of its codes and a local attorney assisted him and his client in liaising with the town office on a debated matter of allowable square footage. Attorneys’ fees vary; a local real estate agent can provide recommendations.

Keeping up with local regulations and requirements

While the town offices may be small and provide a more personal interaction, as Sweeten architect Andrew relates, don’t mistake that casual air for a casual approach to enforcing regulations. For example, certain Hamptons neighborhoods won’t allow work on weekends, or after a certain time during high season. There have also been increasing attempts to limit the square footage on properties and accessory structures that may be used as rental properties. Additionally, there are stringent regulations at the town, state, and federal levels that will affect your renovation, depending on scope.

It’s important to understand what the current code is. However, you should also try to find out what is upcoming or anticipated in terms of changes. Because project timelines can extend, you want to ensure you’re complying with the relevant codes when your project finishes.

One relatively recent development has been a change in the energy conservation requirements in East Hampton, for example. Andrew notes that he is dealing with this on a current project. Now, they’ll need to hire someone who is certified to complete the HERS rating, which will cost between $1,000—$2,000. They may also need to use different building components to achieve better insulation and R-value required today.

The Town of Southampton provides this handy Building Permit Application Checklist for residential interior renovations (note that different fees and applications are required for other types of construction).

• Building permits for residential interior remodeling permits run $65 psf up to 2,000 square feet on the first story of a house with a $50 fee for up to $1,000 of estimated construction cost (ECC).
• This Electrical Permit Fee Schedule indicates that electrical permits range from a minimum of $50 for a re-inspection to $1,000 for additions, renovations, basement wiring, and garages with more than 7 devices over 15,000 square feet.
• Fees for plumbing fixtures are $5 per fixture with a $50 minimum.

Ready to start planning your Hamptons renovation?

Now that you understand typical Hamptons renovation costs, you can start the planning process! Sweeten’s Renovation Checklist offers you a downloadable roadmap to organize all of the moving parts of a home renovation, including laying out your “must-haves” and “nice-to-haves.” Once you post your home renovation project on Sweeten, you’ll be matched with multiple excellent contractors who can provide their expertise and estimates. Sweeten stays involved and monitors your project until it is completed. The result: peace of mind during the renovation and your dream house at the end!

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Learn more about remodeling costs based on location and project scope with our handy cost guides.

Refer your renovating friends to Sweeten and you’ll both receive a $250 Visa gift card when they sign a contract with a Sweeten general contractor.

Sweeten handpicks the best general contractors to match each project’s location, budget, and scope, helping until project completion. Follow the blog for renovation ideas and inspiration and when you’re ready to renovate, start your renovation on Sweeten.

The post 2020 Hamptons Renovation Costs Per Square Foot appeared first on Sweeten.

Every homeowner wants their home remodeling project to be finished by a specified date and on (or under) budget. For example, a basement remodel that is contractually expected to be finished by Christmas for visiting relatives, must be done by the specified date. Yet, it is not uncommon for homeowners to wonder why the project isn’t following the schedule or if the job will finish on time. How can homeowners (or contractors) keep a project on schedule, while also saving money during remodeling? 

Sweeten highlights one part of the process that both parties have relative control over to help keep the project on schedule. The logistics of ordering materials, including selection, payment, and delivery, is one area that both homeowners and contractors agree upon as being vital to that common goal. Sweeten matches home renovation projects with vetted general contractors, offering guidance, tools, and support—for free..

Mythbuster: Contractors want a project to go on and on

One thing that might surprise homeowners starting a project is that the contractor is equally or even more anxious to keep the project on track. This is because a smoothly running project means that the contractor can keep the client happy and within budget. Plus, this allows the contractor to successfully manage concurrent projects or move onto the next project on time.

Who does the ordering: contractor or homeowner?

Before anything else happens, draw up a contract which both the homeowner and the contractor can sign. With this contract in place, a creative union with a common mission can begin: completing the project outlined in the contract. 

The logistics of ordering materials and their delivery is one factor that the homeowner can easily control in either direction to suit their style better.

When should the contractor order materials?

Generally, the contractor handles most of the supply chain of materials in a home improvement project. 

First, the contractor will order the materials specified for the project. Materials are typically paid out of an initial deposit made by the homeowner and by scheduled progress payments or draws. 

The contractor rarely orders all materials at the same time. In fact, it makes more sense to stagger orders according to when they will be installed in the home. This also benefits the homeowner, because materials are paid for on a rolling basis. 

The contractor or a representative takes delivery of the items and holds them either at an off-site storage location or on the building site. When it’s time to install the item, the contractor’s crew will shift the item to the building site.

However, the contractor is not the only person responsible for managing the selection of building materials. Except for raw building materials like drywall and two-by-four studs, other materials are the homeowner’s choice. The contractor and the homeowner will sit down together and select materials that match the homeowner’s taste and budget and satisfy the project specifications.

When should the homeowner order materials? 

Occasionally, the homeowner and contractor arrange for the homeowner to order materials. Once the homeowner consults with the contractor, the homeowner then controls all aspects of this supply chain.

The homeowner chooses the materials, pays for them directly, accepts delivery, inspects the items, and stores them. If any items are damaged or incorrect, it is the responsibility of the homeowner to arrange for replacement or refund.

The secret: handling logistics and specs issues

Contractors understand why homeowners want to be on top of the managing of their own materials—it’s their dream space. However, a mix weighted on the side of the contractor handling most logistics often works best. 

Reasons why homeowners may want contractors to handle the logistics:  

1. Homeowners often focus on showpiece items such as frameless shower enclosures, natural imported stone, and one-of-a-kind sinks or cabinets. These pieces often require special parts or unique installation packages.
   
2. Homeowners who order their own items often lose sight of the bigger picture. By focusing on particular items, they may lose sight of how the components fit within the project as a whole. Spacing is crucial, with components fitting within code-required spatial areas.
   
3. Delivery acceptance can be a hang-up for many homeowners, both due to size and quantity of materials. Large slabs of granite, countertops, assembled cabinets, doors, and bathtubs are often delivered curbside. Plans must then be made to immediately move these items to a secure location. Large-quantity items, such as the numerous boxes of flooring that arrive on pallets, are equally important. These, too, must be moved to a dry, secure area.
   
4. Delivery timing can be difficult for busy homeowners to manage. While small items might arrive on a no-signature basis, most home-related items require that a person accept delivery and sign for it. For instance, when taking delivery of countertop materials or windows, you don’t want your neighbor signing off on it. A qualified person must inspect and sign for these items. With tailgate delivery items, you typically have the opportunity to view the item before it is off-loaded. This is also not something you want your neighbor to do!
   
5. As a homeowner who happens to be available to take delivery of materials, should you be doing this? Most homeowners do not know how to properly check for order amounts, damage, and missing pieces. Many fixtures come with very specific pieces and parts. For some items, if a tiny screw is missing from a particular piece, installation can be help up for days or weeks while the exact piece is reported, matched, and shipped.
   

Pros of letting professionals handle the logistics:

Pros:

• Orders delivered on time
  
• Correct lead line
  
• Specifications controlled by the contractor
  
• All parts correctly ordered
  
• Delivery acceptance and storage
  
• Contractor expertise with materials
  
• Trade discounts possible
  

How to save time and money while remodeling 

According to many contractors and veteran homeowner-remodelers, the easiest way to save time and money while remodeling is to master the logistics.

To do this, you must ensure that you purchase the correct items on time, in the right order. Materials purchased too early may sit in storage for too long, or might be unreturnable later on if they cannot be used. 

Even worse, materials bought too late slow down the project or bring it to a complete stop. When the project stops, the subcontractors go off to other projects. The contractor may direct his or her attention to other clients. Completed work, particularly exterior work, may become damaged.

How the homeowner can be involved:

This is your home, your renovation project. You want to help manage the project, especially in the area of materials ordering and logistics (and certainly if it’ll help you to save money while remodeling!) What’s the best way to do this?  

Communicate with each other

Establish a healthy flow of communication and information between you and your contractor. Phone, e-mail, video chat, and text each other on a regular basis over logistics matters; this is a best practice to follow which sets the tone for the renovation as it progresses.

Establish clear responsibilities

Establish an agreement between the two of you as to who is responsible for which part of the logistics. 

Aim for completion

Conclude with a complete list of responsibilities. Be sure to spell out every aspect in writing.

These options are open for you and your contractor to discuss. Take stock of how much you want to personally be involved in the logistics and what feels right to reach your dream space.

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ADUs or accessory dwelling units can transform into home offices, living space for family or as a rental, or a retreat.

Sweeten handpicks the best general contractors to match each project’s location, budget, scope, and style. Follow the blog, Sweeten Stories, for renovation ideas and inspiration and when you’re ready to renovate, start your renovation with Sweeten.

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