Contractors: Questions on Remodel Costs

[Bolster]

This question relates more to whole houses than to just garages. I have been trying to assemble a list of "how much does it cost to do X to your house," as part of trying to do a better job of estimating fix-up costs when buying a (medium sized 2000 sq ft) home. Some examples:

- A kitchen stove will likely cost me between $300 and $1000.
- Remodeling the master bathroom will cost me between $8000 to $12000.
- Tile floor will cost me $8 to $12 per square foot + cost of tile.
- Carpeting will cost me $1400 to $3000 per 15x15 room.
- New HVAC will cost me 4000 - 6000, more if new ducting needed.
- New roof will cost me $8000-$11,000.
...and so on.

I'm curious, does such a list already exist somewhere on the internet? Or do any of you want to trade research on prices of rehab projects?

 

[BooUrns!]

This book might be of use to you.

http://rsmeans.reedconstructiondata.com/
http://rsmeans.reedconstructiondata.com/HomeImprovement.aspx


I sometimes use this website for general estimates/estimating. Not as useful to you but check some of the links.
http://www.get-a-quote.net/

 

[blue dog]

You can figure most things out with a sq ft price and adjust from there.
The types of finishes like tile, hardwood flooring, plumbing and electrical fixtures, windows , doors, are you going to upgrade your electrical panel, types of insulation, are trying to build green, there are far to many variables to answer a broad question like you asked with out knowing all the specs.
It is like anything else in life, you can drive a 67 beetle, or 2010 porsche 911 gt2, what's your budget ?
Because you are talking about a remodel/ addition, you probably have a number in your head what you want to spend or can afford, work backwards from that number. and all ways have enough room in your budget for changes during the process, there are all ways changes, trust me.

 

[kmacht]

Are your costs assuming that you are just hiring out the work? If you do most of the items on you list yourself the cost will be much much lower. You can do a tile floor for around $3 a square foot depending on your taste in tile. I re-roofed my colonial house four years ago and it only cost me $1200 in materials. I gutted and completely re-did an upstairs bathroom for about $1500.

It all depends on how high end of material you want, how much work you are willing to do yourself, and how much labor is around your area.

Keith

 

[Falcon67]

It'll cost twice as much and take twice as long - that's the rule. LOL If it's DIY, make that 4 times as long.

I did a complete gut and redo of our master bath which is 10x14, new everything except potty and I used vinyl tile - $1000 total. Includes plumbing, etc. I saved an easy $1500 on plumbing.

Front bath was about $1600 but that includes $1000 for a plumber to pull a complete new waste line and venting plus shower, pot, vanity rough in. I gutted and then finished the rest. I watched them closely and made notes, then saved that much or more by doing my own deal for the master bath.

Installed price for carpet in our new house - two 14x14.5 bedrooms and one 10.5x14 bedroom, total 63 yard = $1300. That's good carpet on sale, top line pad and installation. We have stripped the old out already. That price is current, we're waiting to get an install date.

HVAC - that's a ball park for a normal unit, not anything fancy like a 13.5 SEER tax credit qualified unit or a heat pump. The HVAC companies that cared enough to come quote all said it was not worth it to buy a unit to claim the tax credit.

 

[Bolster]

This book might be of use to you.

http://rsmeans.reedconstructiondata.com/
http://rsmeans.reedconstructiondata.com/HomeImprovement.aspx

Cool thanks.

Because you are talking about a remodel/ addition, you probably have a number in your head what you want to spend or can afford, work backwards from that number.

Sorta-kinda. I'm using this list to determine whether I should purchase investment properties. You look at the sell price, you subtract amounts you're guessing it'll take to fix, you arrive at the profit, and you decide whether the house is worth bidding on.

Are your costs assuming that you are just hiring out the work? If you do most of the items on you list yourself the cost will be much much lower.

Right. I quote "other people" doing the work and then any work I complete myself is icing on the cake. Work I do myself tends to be much higher quality at the expense of being much slower than a dedicated professional, and taking me out of the game to do something else. So it's a tradeoff. I tend to do the smaller jobs that contractors don't want to touch. If it's under $1K, I tend to do it. (And I almost always do my own tile work, because I like tile.)

It'll cost twice as much and take twice as long - that's the rule. LOL If it's DIY, make that 4 times as long.

Ain't that the truth. I'm hoping with time I can get more accurate with prediction. My spreadsheet currently contains prices for 130 operations you can perform on a house. Thanks for your price estimates.

 

[dcovey]

HVAC - that's a ball park for a normal unit, not anything fancy like a 13.5 SEER tax credit qualified unit or a heat pump. The HVAC companies that cared enough to come quote all said it was not worth it to buy a unit to claim the tax credit.

Chris,

My example may be the exception rather than the rule.

I bought a Rhem 15.5 SEER unit and installed it myself, (I have a friend that silver soldiered the lines and pulled a vacuum), payed him 200.00 and payed 2400.00 for the unit, new lines, and a filter base. I thought I got a good deal. Best part was my cooling cost. At my old 1200 sq ft house, it would cost me 350.00-400.00 per month. This house is 1600 sq ft and my highest bill last summer was 145.00.

So as I said maybe mine is the exception, but I'm happy so far. The cost savings may not be worth it for a tax break but the savings on using it may be..

Here is a link where I bought my unit.. AC Wholesalers

Dave

 

[Falcon67]

Interesting - the HVAC supply houses around here will not sell to a DIYer. BUT - I do know people LOL. Like politics, it's not necessarily what you know as much as who you know. We will be thinking about it - my son in law gave me a Fluke clamp on amp meter yesterday. The heater in the new house pulls about 50A when it's on. Ouch. Fortunately, she likes it cold in the house and the unit doesn't run much. I don't think the t-stat is right for the unit either.

PS - like the Jungle Pam avatar

 

[blue dog]

Bolster, a good rule of thumb for the west side when talking about a complete remodel, meaning gut to finish with a hired contractor and permits would be in the $200 sq ft range. depending on finishes. Granted if you manage the job yourself and perform work yourself you can bring that number down.
When i was building spec homes i would budget $200 sq ft for loans, and the money i would save by doing all the labor, i would upgrade all the finishes such as tile, cabinets, low voltage, appliances, landscaping, you get the picture.
The last three specs i built wound up costing me $175 a sq ft, i upgraded everything and performed all the work with my crew, concrete ,framing, installed all doors and windows and cabinets, trim work, roofing, fencing,siding, ext trim landscaping and plumbing finish. You must factor in the mortgage being payed until the property is rentable, homeowners insurance and interest on your construction loan.
Good luck

 

[Bolster]

Thanks Blue Dog, that's a helpful way to estimate it.