Home Remodeling Long Island: Costs, Permits & Tips
If you’re a homeowner in Nassau or Suffolk County, you have experienced the difference between Long Island remodeling and remodeling elsewhere. With town by town permit requirements, older residential construction, water tables and the expense of labor which is more expensive than the national average, but cheaper than NYC, much of the general “home remodeling” information available that is applicable elsewhere is not here.
If you live in Huntington, Massapequa, Smithtown, Babylon, Garden City, Oyster Bay or any other part of the Island, this guide will explain exactly how much to expect for home remodeling in your area, the permit application process and what pitfalls to avoid that so many Long Island homeowners face.
Why Long Island Home Remodeling Is Different
Many homeowners begin their research with national cost guides, only to be frustrated by a local contractor’s higher quote. There’s a reason for that gap, it is not contractors overcharging.
Older housing stock. The 1950s and 1960s are very present in many Long Island neighborhoods with 1950s and 1960s ranches, caps and colonials. When walls are down, you generally will find old outdated electrical panels, old plumbing, or old insulation that’s not in code — work that needs to be done before the fun part of the remodel begins.
Glacial soil and high water tables. Because of the presence of glacial till, clay pockets and a naturally high water table in Long Island’s soil, homeowners in other parts of the country don’t typically have to confront these issues when working in their basements, building foundations, or when planning outdoor projects.
Town-by-town permitting. Permits in Long Island are administered by each town, rather than the county like in most of the country. There are permits for most structural changes, electric and plumbing modifications, and fees that are different in Nassau and Suffolk, and vary from house to house — not all of Islip’s and Babylon’s processes are the same.
Labor costs are more like those of NYC. Skilled labor rates are higher on Long Island in all areas than they are nationally, the number one culprit of which is Long Island’s proximity to New York City.
What Home Remodeling Actually Costs on Long Island
It is the first question that pretty much anybody searches on the web when they are looking for real estate and it is perfectly valid — no one wants to undertake a project without a number they can plan on. Here is a general guideline based on local prices:
- Full home remodel: $185 – $300+ per square foot in Nassau and Suffolk Counties with scope and finish. If this is a full gut renovation on the higher end, it can easily surpass that figure.
- Kitchen remodel: The cost of the kitchen remodel will be determined by the type of remodel, as entry-level remodels start at about $20,000 to $30,000, mid-range remodels with semi-custom cabinets and quartz counters fall in the $35,000 to $70,000 range, and high-end custom kitchen remodels can cost over $100,000.
- Bathroom remodel: Smaller, more affordable bathroom remodels typically run $15,000-$20,000, mid-range baths cost around $20,000-$40,000, and spa-style master baths can run $40,000 and up for layout changes and materials.
- Basement/attic: This is one of the more value added projects in town, but basement bathrooms may require a macerating toilet system to operate with a sump pump found in many Long Island houses.
These numbers will fluctuate depending on the town you’re in, the age and condition of the home, and the extent of the changes versus the things you wish to retain. The only way to have your true number is to obtain a written, itemized price quote.
The Local Pain Points Long Island Homeowners Deal With
“Why is my quote higher than what I read online?”
This is the number one complaint and it usually reverts to the points mentioned above: aging property, area labor costs, and town permitting. A reliable local contractor will be able to explain to you why your number is different from the national average, rather than simply give you a price with no explanation.
“Which permits do I actually need?”
This is a common mistake made by homeowners. Cosmetic changes (new flooring, painting, cabinet changes, not involving plumbing changes) typically don’t need a permit. But pretty much anything that would touch the electrical, plumbing, structural walls or increasing your square footage MUST do, and it would go through the various individual town offices, not one county-wide office. This can result in fines or problems in the future when you come to sell. Real time will be saved here by a local contractor who has already pulled permits in that particular town.
“How do I find a contractor who won’t disappear or cut corners?”
There are a ton of contractors in Nassau and Suffolk that will be offering advertisements, but it’s hard to determine who is reliable or not. Some local specific things to look at:
- Make sure they are licensed by your county’s Consumer Affairs department (Nassau and Suffolk license contractors separately).
- Request references for recent jobs in the actual town you need; a contractor who has experience in Garden City colonials may work differently in a Babylon ranch.
- Avoid paying any big sums in advance and obtain a written contract with a timeline of payments based on project milestones.
- Ask them in a direct manner how they would handle unexpected problems as older homes on Long Island tend to have surprises.
“Will construction season and weather affect my timeline?”
The building season on Long Island is the busiest from spring through fall, with busier bookings during the summer months. In the event you’re considering furniture remodels, you’ll have the finest schedule and cost in the event you contact in the winter for a spring or summer start, than if you contact in June for a quick book.
“Is this remodel actually worth it if I sell later?”
A well-done kitchen or bathroom renovation is one of the more solid methods to maintaining resale value as median home prices keep rising in both Nassau and Suffolk. The importance of the word is “well-executed”: something that is durable and timeless has a better chance of being liked by the local buyers than something that is so trendy that they might not prefer it.
What Long Island Homeowners Are Remodeling
- Homes with warm natural touches, adding a shift from the all-white aesthetic of the previous ten years to kitchens across the Island that are warm and can be incorporated into older colonial or newer builds.
- Pleasure bathrooms are popping up in walk-in showers, freestanding tubs, heated floors and other non-extreme settings (even outside luxury custom homes), particularly in mid-century ranches receiving a full facelift.
- Having an unfinished basement is one of the most common problems on Long Island that is remedied by finishing the basement, as one of the most popular projects on Long Island.
- Many homeowners on Long Island who are planning to age in place are choosing to modify their homes instead of downsize, such as installing curbless showers and other single-level home modifications.
- As the homeowner seeks to expand living space beyond the interior dimensions, outdoor living areas such as patios, outdoor kitchens, and covered seating areas are selected.
Planning Your Long Island Remodel: A Quick Checklist
- Establish a price range in the local area, not the national average; and leave some room for the unexpected, especially when purchasing an older Long Island home.
- Make sure that you confirm the licensing with the Consumer Affairs office of your county before hiring anyone.
- Inquire about your town’s permit system early; it differs from town to town in Nassau and Suffolk.
- Request several quotes from different companies, and not just the bottom dollar – the scope of work is what’s important.
- To get the lowest rates and best booking availability, book in advance during the busy season.
Conclusion
There are unique realities to home remodeling in Long Island, ranging from the average age of the housing stock, permitting requirements, which vary from town to town, to higher labor expenses than the rest of the country. None of that need to be demoralizing; it’s just that the planning process is a little different here than in other parts of the country. A remodel can make a difference in the functionality of your home and its value — from a Massapequa kitchen to a Garden City basement to a full Huntington or Garden City home remodel — with a realistic local budget, a contractor who understands your community and a comprehensive permit plan.
Frequently Asked Questions
Full remodels cost between $185-$300+ per square foot, kitchen remodels begin at about $20,000 and bathroom remodels start at about $15,000.
Typically, cosmetic changes do not need a town permit, but if electrical, water, or structural changes are made, a town permit is nearly always required.
Which is quicker depends on the nature of the kitchen and bathroom remodeling as well as the whole home remodeling, 6-12 weeks for kitchen and bathroom remodels; several months for whole home remodeling.
High labour rates at the NYC level, town by town permits, older houses and high water tables all contribute to the cost being increased locally.
Ensure that county licensing requirements are met, seek references and obtain a contract that includes milestone payments.
