Conceptual Cost Opinion - Renovate as New - 052925

Oswegatchie Fire Station - Renovation
Proposed Renovate as New
Conceptual Rough Order of Magnitude Cost Opinion
DATE: May 29th, 2025
ESTIMATE LEVEL: Conceptual – No Documents
ARCHITECT: TBD
CONTENTS:
•
Executive Summary
•
General Summary
•
Basis of Conceptual 
Cost Opinion

 
 
 
 
 
 
 
 
 
 
 
 
May 29, 2025 
 
 
Project: Oswegatchie Fire Station – Renovate-As-New Conceptual Cost Opinion 
 
Downes Construction is pleased to present the enclosed conceptual cost opinion for 
your review, outlining the budget and assumptions for the proposed Fire Station 
Renovation 
 
This conceptual cost opinion is based on previous Fire Station renovation projects and 
site visits, no documents have been developed at this stage. The total construction cost 
is projected at $7,935,921, which equates to $654 per square foot. This includes 
allowances for design contingency (10%), escalation (6%), CM fees, bonding, and 
construction contingency. 
 
The cost opinion reflects anticipated market conditions, current historical cost data, and 
pricing benchmarks derived from comparable projects from Downes portfolio. Cost 
drivers include full MEP system replacement, a complete roof and window replacement, 
and minor upgraded site access elements.  
 
We trust that this budget will serve as a reliable foundation for project planning and are 
happy to discuss any specific aspects or assumptions in greater detail. 
 
 
Sincerely, 
 
Downes Construction Company 
 
 
 
 
Chip Natsis 
Preconstruction Manager 
 
 
 

Oswegatchie Fire Statilon Renovate as New
CONCEPTUAL ESTIMATE
Waterford Connecticut
 Drawings Dated: None
 Estimate Date: 05/28/2025
 COST /      
AREA 1 
AREA 1 TOTAL 
12,142 sf
17 /sf
$             
206,414
$          
206,414
$              
1 /sf
$               
12,142
$            
12,142
$                
-
$                      
-
$                         
10 /sf
$             
121,420
$          
121,420
$              
-
$                      
-
$                         
17 /sf
$             
206,414
$          
206,414
$              
11 /sf
$             
133,562
$          
133,562
$              
10 /sf
$             
121,420
$          
121,420
$              
10 /sf
$             
121,420
$          
121,420
$              
18 /sf
$             
218,556
$          
218,556
$              
2 /sf
$               
24,284
$            
24,284
$                
20 /sf
$             
242,840
$          
242,840
$              
25 /sf
$             
265,606
$          
265,606
$              
2 /sf
$               
24,284
$            
24,284
$                
10 /sf
$             
121,420
$          
121,420
$              
15 /sf
$             
182,130
$          
182,130
$              
35 /sf
$             
424,970
$          
424,970
$              
6 /sf
$               
72,852
$            
72,852
$                
14 /sf
$             
169,988
$          
169,988
$              
10 /sf
$             
121,420
$          
121,420
$              
15 /sf
$             
182,130
$          
182,130
$              
4 /sf
$               
48,568
$            
48,568
$                
2 /sf
$               
24,284
$            
24,284
$                
-
$                      
-
$                         
-
$                      
-
$                         
10 /sf
$             
121,420
$          
121,420
$              
18 /sf
$             
218,556
$          
218,556
$              
80 /sf
$             
971,360
$          
971,360
$              
70 /sf
$             
849,940
$          
849,940
$              
42 /sf
$             
509,964
$          
509,964
$              
TOTAL TRADE COST
471 /sf
$           
5,717,364
$       
5,717,364
$           
10.00%
Design & Estimating Contingency
47 /sf
$             
571,736
$          
571,736
$              
6.00%
Escalation 
31 /sf
$             
377,346
$          
377,346
$              
General Conditions & Staffing
46 /sf
$             
560,000
$          
560,000
$              
0.80%
General Liability Insurance
5 /sf
$               
57,812
$            
57,812
$                
Builder's Risk Insurance
By Owner
By Owner
1.00%
Local Building Permit
Wavied
Wavied
0.026%
State Education Fund
0 /sf
$               
1,894
$              
1,894
$                  
0.71%
CM Payment & Performance Bond
4 /sf
$               
51,732
$            
51,732
$                
5.00%
CM Fee 
30 /sf
$             
366,894
$          
366,894
$              
3.00%
Construction Contingency
19 /sf
$             
231,143
$          
231,143
$              
TOTAL CONSTRUCTION COST
654
$               
7,935,921
$       
7,935,921
$           
12,142 sf
RENOVATION
 CONCEPTUAL BUDGET 
TOTALS
BUILDING DEMOLITION
SELECTIVE DEMOLITION
CAST-IN-PLACE CONCRETE
PROJECT REQUIREMENTS
CONTAMINATED SOIL
HAZARDOUS ABATEMENT
FINAL CLEANING
CARPENTRY
THERMAL & MOISTURE PROTECTION
MASONRY 
STRUCTURAL STEEL
DOORS, FRAMES & HARDWARE
WINDOWS AND GLASS
GYPSUM BOARD ASSEMBLIES
SIDING & EXTERIOR PANELS
SHINGLE ROOFING
FIREPROOFING & STOPPING
SPECIALTIES
EQUIPMENT
FURNISHINGS
ACOUSTICAL CEILINGS & TREATMENT
FLOORING & TILE
PAINTING
PLUMBING
HVAC
ELECTRICAL
SPECIAL CONSTRUCTION
ELEVATORS
FIRE PROTECTION
SITEWORK

 
Basis of Conceptual Cost Opinion 
Oswegatchie Fire Station Renovation 
441 Boston Post Rd, Waterford, CT 
 
Documents Utilized 
• 
Visits to existing facility 
• 
Aerial imagery via Google Earth 
• 
Historical cost data and Downes estimating benchmarks 
 
Scope of Work 
• 
The renovation project consists of a complete interior gut renovation of approximately 12,142 SF.  
• 
Demolition and replacement of all interior finishes, MEP systems, and select architectural elements 
• 
New full coverage Fire Sprinkler System. 
• 
Roof replacement and window system upgrades 
• 
New casework, flooring, ceilings, partitions, and restroom improvements 
• 
Site access improvements including stairs, ramps, and sidewalks 
• 
Selective masonry patching and repointing 
 
Inclusions 
• 
All trade costs and general conditions 
• 
Prevailing wage rates 
• 
Full replacement of MEP systems (VRF system) 
• 
Finishes and interior partitions 
• 
Roofing, window systems, and minor masonry work 
• 
Site concrete and ramps and limited drainage 
• 
Temporary protections and general requirements 
• 
CM Fee, bonds, escalation, and contingency 
 
Exclusions 
• 
Building addition or expansion 
• 
LEED certification or sustainability documentation 
• 
Owner-supplied FF&E and technology systems 
• 
Builder’s Risk Insurance (by Owner) 
• 
Offsite utilities or infrastructure upgrades 
• 
Building permit assumed waived. 
• 
Premiums for non-standard work times. 
• 
Soft costs such as design fees, surveys, testing, or permit reviews, this additional cost can range 
between 10% -20% of the construction hard costs 

• 
Cost associated to tariffs, while outside of contractor control, can significantly impact total project cost 
if not proactively managed. Downes Construction will continue to monitor market conditions and 
provide updated recommendations should these risks escalate. 
 
Assumptions 
• 
Costs based on a Construction Manager at Risk method 
• 
Documents have not been produced on anticipated layout or finishes; final design may alter scopes 
and quantities 
• 
Construction duration is 8 months 
• 
Bathrooms remain generally in current locations 
• 
Scope and cost assumptions are drawn from the grading plan and Google Earth observations. No 
underground utilities or major site development are assumed 
• 
No significant environmental remediation or unknown site conditions 
• 
Project is assumed to be occupied with 4 phases of construction assumed 
• 
The attached estimate accounts for escalation through the construction start date of July 1, 2026, if 
construction does not start on time, include an additional 6% annual escalation per year 
 
Estimating Methodology 
• 
Quantities extracted from existing lay out as shown on sheet A010 of the CD Documents dated 
5/16/25. 
• 
Pricing based on Q1 2025 market rates and historical Downes project data 
• 
Unit costs based on in-house historical data, and recent comparable projects 
• 
Unit pricing includes labor, material, equipment, and general contractor markup 
• 
Trade cost structured by CSI Division 
• 
Contingencies applied for design evolution and pricing risk 
 
Next Steps 
This estimate is intended to guide design development, budget validation, and project planning efforts. It is 
recommended that all major scope assumptions be validated through continued coordination with the design 
team and Owner.