How Much Does It Cost To Hire A General Contractor In Manhattan?

TABLE OF CONTENTS

• The Role of a General Contractor in Manhattan Renovations
• Factors Influencing General Contractor Costs in Manhattan
• Common Pricing Structures for Manhattan General Contractors
• Benefits of Hiring a Design-Build Firm in Manhattan

Manhattan might be one of the most sought after places to live worldwide, but that doesn’t come without paying a premium - especially if you want customization. More often than not, buying a home in Manhattan often requires adjustments to suit your desired level up, whether that be modernizing a 100-year-old pre-war co-op on the upper east side or customizing a form-fitting new luxury high-rise in Tribeca to meet the needs of your growing family. 

Anyone facing either of those scenarios is probably wondering two things - who do I call and how much? Well, the costs are actually dependent on who you call. In this article, we’ll dive into the role general contractors in Manhattan play in your home renovation, along with the various cost drivers and pricing structures commonly seen during renovations in Manhattan.

[#Role]The Role of a General Contractor in Manhattan Renovations[#Role]

The general contractor is the partner who will see out your renovation. The level of work they provide (and ultimately how much you pay them) depends on the type of contractor you’re looking to hire. One of our more popular articles (What Type Of Contractor Do You Need For An Apartment Renovation In NYC?) answers the question in detail, but here is a quick break-down: 

Traditional General Contractors 

A traditional general contractor in Manhattan primarily oversees the construction phase of a project, coordinating various tradespeople, subcontractors, and suppliers to assure all work aligns with the design provided by the homeowner or architect. They manage scheduling, budgeting, and all daily operations, verifying all work adheres to local building codes. The key distinction in this model is that design and construction are separate processes, with the design plans typically provided by the homeowner or a separate architect, then executed by the general contractor.

Design Build General Contractors 

A design-build general contractor offers an integrated approach by combining both design and construction services, handling everything from initial concepts to the final build. This full-service style of contractor provides a single point of contact for the entire project, streamlining the renovation process and leading to more cohesive and efficient project management. By having in-house designers, the design-build model allows for a collaborative process that often results in less friction when renovating and a more transparent process overall. 

Specialized Contractors 

Specialized contractors (often called sub-contractors) focus on specific areas of renovation or construction, bringing expert skills and knowledge to particular needs of a project. Think plumbers, electricians, carpenters, or HVAC techs. Unlike traditional general contractors who handle the build or design build general contractors who oversee the entire project, these specialized contractors handle specific trades that require unique expertise. 

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[#2]Factors Influencing General Contractor Costs in Manhattan[#2]

While choosing one type of contractor over another definitely changes the cost structure you’ll be working with, there are various other factors you must first consider that affect the cost to renovate an apartment in New York City. 

Scope Of Work 

With all cost considerations, the first question that needs to be settled is - how much work needs to be done? Is the home a total fixer-upper that requires structural changes? Or, are we talking a strictly cosmetic renovation? Identifying exactly what’s needed will help your general contractor identify full costs up front in the process, limiting unexpected change orders and added costs down the line. Ultimately, the larger and more complicated the project, the more your costs will be - regardless of which type of contractor you choose. For added POV, read Cost Comparison: Buying A Turnkey Apartment Vs Renovating A Fixer Upper In Manhattan. 

Level Of Luxe (Material Preference) 

The use of elevated materials and finishes inevitably inflates the price of your renovation. Whether restoring former elegance or adding a modern personal touch, implementing luxury in kitchens and bathrooms means longer lead times for materials and inflated costs for custom work. While these customizations enhance both functionality and aesthetic appeal, their labor-intensive nature does complicate your renovation process. For more info on added costs for luxury renovations, read 5 Factors Impacting The Cost Of A Luxury Kitchen & Bathroom Renovation In NYC. 

Pre-War Vs Post-War Spaces

Pre-war apartments in NYC may have more timeless character than their modern counterparts, but they also have more problems upon renovation. Sometimes this is a result of various unregulated renovations of their 100-plus years-or-so of existence, but more often than not the added costs are a byproduct of outdated materials requiring added work. For instance, a pre-war home with plaster walls will tend to increase costs, simply because plaster walls require more work in order to modernize, whether necessitating multiple skim coats or demolishing old ones to be replaced with new materials. Learn more about pre-war renovations in NYC. 

Contractor Experience

How experienced is your renovation partner? If you’re working with a seasoned general contractor with decades of experience, expect to pay more than a newer start-up with a portfolio of smaller renovations. To get an idea of Gallery’s experience with residential renovations in Manhattan, view our full NYC renovation portfolio. 

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[#3]Common Pricing Structures for Manhattan General Contractors[#3]

Now that you understand the added variable costs that could influence your Manhattan renovation, let’s get to the bottom line. 

Traditional General Contractor

Since a traditional general contractor will likely require outsourcing architectural services and interior design services, they typically cannot provide complete pricing until months after the process has started, making proactive budgeting difficult. Furthermore, the client is often the one securing said interior design and architecture services, then working as an ongoing liaison between all parties involved to ensure synergy as the project goes on. While that’s definitely a good amount of added work for the client, the cost of hiring a traditional contractor is roughly 10-15% less than a full-service design build general contractor. 

Independent Architects

On the opposite end of the spectrum is an independent architect. Hiring an independent architect may result in less work for the client, but this route can also become a burdensome partnership. Since independent architects often act with their own interests in mind, clients get very little input in the design process and wind up paying exorbitant material costs for interior design that may not even suit their style. Plus, since independent architects outsource the construction, you’re often not seeing the full scope of costs until after designs are completed - which could take up to six months in some circumstances. For more information, read What Kind Of Architect Is Best For Your NYC Apartment Renovation?

Design Build General Contractor 

For clients who know what they want design-wise, have a budget in mind, and don’t want the hassle of managing the project themselves - the design-build general contractor pricing model is the path of least resistance. By hiring a full service design build firm that includes architecture services, interior design services, full construction site management, and handles all permits and board approvals, clients are put at ease during what is already a stressful endeavor. 

While peace of mind may be hard to put a price on, our all-inclusive model does make providing costs for hiring a design build general contractor quite straightforward. See below as we’ve broken down our baseline costs for a standard NYC apartment renovation in comparison to a high-end apartment renovation below:

Apartment Renovation (1,100 Sq Ft) Priced $200 To $300 Per Square Foot Includes: 

• Full Kitchen Renovation (Standard Fixtures, Appliances, Countertops, Backsplash, Island)
• Multiple Bathroom Renovation (Standard Fixtures, Shower/Bath, Vanity, Tiling & Ceramics)
• Hardwood Flooring and/or Carpet Installation
• Paint Color + Wall Covering
• Lighting + Electrical Fixture
• Trim (Base & Crown Moulding)

Apartment Renovation (1,300 Sq Ft) Priced $350+ Per Square Foot Includes: 

• Full Kitchen Renovation (High-End Fixtures, Appliances, Countertops, Backsplash, Island)
• Multiple Bathroom Renovation (High-End Fixtures, Shower/Bath, Vanity, Tiling & Ceramics)
• Living & Bedroom Renovations (Custom Millwork)
• Pre-War Restoration (Flooring, Framing, Moulding)
• Custom Window Treatments + Fabrication/Installation
• Paint Color + Wall Covering
• Lighting + Electrical Fixture
• Custom Carpentry (Cabinets, Closet Builds, Millwork, Finish Carpentry)
• Trim (Base & Crown Moulding)
• Integrated Smart Home Technology

For more details on NYC apartment renovation costs per square Foot or on larger sized apartments in Manhattan and beyond, read the following articles from our Design & Reno Blog: 

• Cost To Renovate A 2,000 Square Foot Apartment In NYC
• The True Cost Of Renovating A Three-Bedroom Apartment In Manhattan
• The Hidden Costs Of Renovating A NYC Pre-War Apartment

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[#4]Benefits of Hiring a Design-Build Firm in Manhattan [#4]

When hiring a design build general contractor like Gallery, there are more benefits than added convenience. Read below to see why Manhattan residents continue to choose Gallery as their NYC apartment renovation contractor during their full home renovation or luxury home remodel. 

Expertise Across All NYC Residential Building Types

At Gallery, we constantly aim to raise the bar for our clients, not only working towards their renovation goals - but exceeding them. For nearly two decades, we’ve delivered all-inclusive residential renovations that include everything from 4,000-plus square foot, pre-war co-op renovations to multi-floor townhouse conversions. 

Client-First Approach To Full-Service Renovations

Gallery’s customizable approach allows clients to design a home that reflects their individual style and needs, opposed to a standard move-in ready new buy or over-the-top, over-priced renovation from an independent architect aiming for awards. We’re client-first, always. 

Familiarity With Renovations Throughout Manhattan

With the various regulations, neighborhood aesthetics, and strict building codes, renovations in Manhattan require a local contractor with all-encompassing design build expertise and familiarity with the locale that can provide peace of mind amidst an already challenging undertaking. At Gallery, we work exclusively in Manhattan and Brooklyn. 

While certain competitors aim to service various areas across the country, Gallery’s goal has always been to deliver the highest quality renovations in New York City. Flat out. We don’t create stock kitchen templates and sell them via big box stores, or cater half our business around part of the country with a totally different climate. We deliver full-service, start-to-finish renovations, specifically for New Yorkers, built specifically around the specialized complexities our magnificent city has to offer. After all, why would we go anywhere else? 

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Examples Of Our Apartment Renovations In Manhattan

While we have many Manhattan renovations in our NYC apartment renovation portfolio, below are a few of our favorites. 

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Manhattan Townhouse Renovation | 529 East 87th

Our clients occupied the first two floors of this Manhattan townhouse, converted to condos with coveted access to the outdoors via a patio. The overall space had been well-maintained, but was dated and didn't necessarily reflect the aesthetic of our clients. Our goal was to brighten the home with character alongside modern elements. Beyond a full kitchen renovation, this Manhattan townhouse renovation included implementation of new flooring, retiling and installing new fixtures in the bathroom and powder room, painting the walls, updating the staircase, renovating all the doors and closets, plus new lighting fixtures throughout. View the full renovation before and after.

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Upper East Side Co-Op Renovation | 55 East End Ave

We’re getting rave reviews of this co-op renovation on the Upper East Side. Located at Riverview South, a few blocks from Gracie Mansion, this two bedroom, two bathroom was a dated post-war home that hadn't been renovated for years. That’s when the client, a facial surgeon living with his dog, brought Gallery into the equation. Our full-service approach allowed us to hone in on his design objectives, execute the architectural plans accordingly and then work together to materialize the construction of his dream home. View the full Manhattan renovation before and after. 

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Full Renovation Of Pre-War Co-Op In Manhattan | 1035 5th Avenue

Our recent renovation at 1035 5th Avenue placed us in the heart of Manhattan. This stunning Italian Renaissance Palazzo co-op, located on Fifth and 85th street near The Met, overlooks Central Park. When our client purchased this 4,000 square foot pre-war property, it hadn't been updated in over 50 years. The renovation involved a complete design overhaul, incorporating prior architectural elements and elegant marble accents, while also creating an additional bathroom and powder room. The results speak for themselves, and the client's glowing praise for our full-service approach was especially gratifying. View the full Upper East Side renovation before and after and view the testimonial from our client Jennifer, below. 

Next Steps In Your Hiring Process

Planning a significant Manhattan renovation and wondering how much the entire project will cost? Give Gallery a call. Thanks to our full-scope model, we can typically provide all-inclusive pricing for every aspect of the project during our first walk-through, usually within around 95% accuracy of where true costs wind up post inspections, etc. 

If you work with Gallery, you can rest easy knowing we plan, design, and execute all of our NYC renovations with client care front and center. To see why design-build is the best method for your NYC apartment renovation, explore more of our work, or contact us today.