Exterior refit and small bathroom - pricing

Got another contractor quoting on it today. More in 10 days when I'm back from the mountains. Can't wait to see how painful this is going to be.

 

Apples and Oranges

.....Bootay is right in line with his pricing.
1. windows....labor is somewhat constant, but window cost is variable.
2. roof, siding, boxing, paint, gutters .....coming in at 20 - 30K???....
......that is definitely low!!!
3. porch....well I can't judge a competitive price w/o any details.
4. Bump out?....I did one for a family that was like 4 x 10, to accomadate the wifes new table. every sub had the same number of trips to the job on this small sq. footage gig, as they would one that was 10 times larger.
.....and my job as the GC was consumed equally.
This type of bumpout is not cost effective and should only be viewed as a families use of their money for their quality of life in that home.

Economies of scale should rule here.
If you'll use a GC who has competent subs, and can overlap his time overseeing the project, materials, inspections......AND overlap the subs in an efficient manner, ie not getting in each others way,...
you'll get a better financial deal and a better quality product.

Marlin

 

Thanks Marlin! Great to hear it's reasonable!

We have to do the bumpout to get the bathrooms in the house from 1.5 to 2, which will hugely impact the sale price of the crib. It is nutty to do such a small one, but it's needed.

The porch will be 8-10' deep out from the house, running 15' or so, roofline is very simple coming off the front (and since it's being done at the same time as the roof/siding/bumpout work, the foundation, carpenters, etc. will be on-site and there are project synergies). It'll just be a composite wood floor with brick foundation, only maybe 15" or so off the ground so very little foundation work. 3 simple wood pillars, beadboard ceiling, simple railing. We're not building our dream house, just making it nice .

So, you think the roof/siding/boxing/gutters is cheap at $30k? The first guy specifically said painting was left out as many people have painters they like, they'll gladly do it but it's optional and wasn't priced in. Seems nutty to separate the two, but...

 

That's going to be a nice porch. [Screening it in is nice for keeping bugs away, but unscreened porches are very "cool," reminds me of bygone times..]

 

word to that - I'm DYING for a decent porch to sit on and have neighbors pop over (but not in ). Bug screen would be nice, but too ugly (at least for the front).

 

Pricing...

....figure the high end
1. roof @ $200/sq. times say 36 sq. = $7200
2. Siding remove and replace with hardieplank material cost is $7 for 1 12ft board allowing 6 in. show. you can do the math on the material cost.
when using hardiplank, your cornerboards don't have to be 5/4 board, so that'll save a little bit of money.
Soffit, fascia, bedmolding, shingle molding, etc. all will add up quick.
3. Gutters $2.50/ft Every elbow in a downspout connection = 3 ft. usually there is three per DS. Also the DS runs are also $2.50/ft.
Every mitre or inside/outside corner = 3 ft.
4. The reason why contractors are easing away from the paint work is generally the finish work is the trade that is most scrutinized by the homeowner. Also hardieplank has to be primed per manufacturers specs in order for your warranty to be valid.
Hardieplank can only be nailed with a "maze" nail or the warranty is void.

and on and on....PM me if you'd like and I'll give you my cell if you've got any ?s. I may not be able to answer all but I'll bet I know a contractor or 10 who can.

 

Marlin, I might have to start respecting you now .

Thanks for the info, can't wait to talk details with my guys now . I can't stand paying the Myers Park tax from contractors.

 

That's insane. I have a friend who took a condemned POS and turned it into a very nice craftsman styled fairly decked out home for 60K total.

 

You can do anything for just about any price, but the question is how nice do you want it (and how nice does your neighborhood demand it to be in terms of resale), how fast do you want it, and how much work will you do to get it? I'm sure your buddy put in huge time on that, and I'd be surprised if a lot of the core infrastructure was solid (e.g. did he pull the siding, pull the sheathing, re-insulate the exterior walls, then reseal it, or put in new HVAC, or rip the electrical out and start from scratch and likely upgrade to 200amp circuit in the process)?

Adding foundation and new walls and roof and floor is a lot more expensive than refitting existing stuff in terms of raw materials, permits required, etc. The bathroom core stuff, if I had existing space and just gutted it, would cost $5-10k in parts alone. That's tile, shower fixtures, window(s), toilet, vanity/mirror, lights, other electrical, base plumbing, paint. With having to add the space, moving around out master closet, closing in a small section of the master bedroom to add enough space to make it work, etc., the costs add up.

I do agree that $60k is INSANE, I was figuring more on $20k for the bathroom part.

 

So, here's the quotes from a reasonable contractor, work underway:

$14k for front porch - all composite materials, 10', 20' wide, gable/shed roof combo, brick foundation.
$6k installed price for 13 windows, all pella double-hung.
$5500 for new roof, architectural GAF shingles, flashing, some minor sheething repairs.
$450 for new gutters (part of a coupon - $1000 off if doing significant other work via Angie's List).
$22k for siding, trim, fascia, etc. - all Hardiplank/HardiTrim/HardiSoffit. Vinyl was only a few thousand less, and for HardiShingle, which definitely looks nicer, it was 50% more...not worth it to me.
$18k for rear screened porch - BIG, with significant roof changes required, all composite flooring and bead board ceiling and such.

Still waiting on estimates for bathrooms and garage renovation, but guesstimating $25k to do both bathrooms (one is a gut and refinish, one is building out the house and changing a few walls), and $20k or less for the garage into office renovation (needs new floors, moving a bunch of electrical stuff (our panel is in the garage now), etc.).

GC quotes previously, without the rear screened porch, garage, or second bathroom, were more than doing ALL of this. Simply amazing. And the work these guys have done so far has been OUTSTANDING. Couldn't ask for nicer guys, more competent work, etc.