High-Rise Condo Remodel: A Unique Challenge
This project was not our typical undertaking, but it presented an exciting opportunity to push our boundaries and demonstrate our versatility. Our task was to combine two separate units into one seamless 3-bedroom, 2-bathroom condo, creating a modern living space of approximately 1,400 square feet.
We transformed the smaller unit into a spacious master suite on one wing, while retaining much of the existing layout in the second unit for the kitchen, living area, and two additional bedrooms with a shared bath. That said, we made a few key adjustments—particularly in the kitchen and dining area.
The clients requested an open-concept kitchen, but we encountered a significant hurdle: the wall dividing the kitchen from the rest of the unit couldn’t be removed. To address this, we extended the opposite side of the kitchen and incorporated a peninsula with seating, creating a functional yet visually open space. This extension blended into the dining area, giving the clients the open feel they wanted with a clever design workaround.
This was an extensive renovation, and an ideal case study for comparing the challenges of a condo remodel with those of a single-family home. For a similar scope in a standalone house, I would estimate costs at around $115k. However, the total cost for this condo came in at $162k—41% higher than expected! It’s worth exploring why.
Breaking Down the Costs
Demolition
This was a partial demo since we preserved much of the original layout. In a typical single-family home, demolition costs would hover around $4,000. In this case, working within a high-rise, the total came to $6,800.
Electrical
The electrical work was more extensive than any of the other mechanicals. We installed new outlets and recessed lighting throughout, while navigating the complexity of combining two units into one. This involved utilizing separate electrical panels – one for the master suite and another for the rest of the condo. For a similar project in a single-family home, we’d expect costs around $10,000. Here, they reached $13,700.
Plumbing:
Plumbing, while relatively straightforward, came with some challenges. We reused all existing drain lines, maintaining the original bathroom layouts, but we needed to move supply lines and use copper piping, which required soldering. In a single-family home, we’d use pex lines, simplifying the process. For a comparable project, I’d estimate plumbing costs around $3,000. In this case, they totaled $8,880.
Challenges and Triumphs
A clear pattern emerged: working within a high-rise condo building introduces more obstacles than a typical single-family home. The three most difficult challenges that we had to overcome were:
The logistics of coming and going within a high-rise building.
Working around the layout limitations that are inherent to condo construction.
Working around the mechanical limitations that are inherent to condo construction.
These challenges, of course, lead to increased costs, as each subcontractor had to navigate unique limitations of the building.
Despite these hurdles, the project went smoothly overall, and we remained on target with the original budget—even with a few upgraded finishes chosen by the clients. Both we and, most importantly, the clients are thrilled with the outcome.
This project has given us valuable experience working within a condo association, and we now feel confident handling similar renovations in high-rise buildings. So, if you have a project like this in mind, don’t hesitate to reach out! Better yet, just always think of us for your remodeling needs.