- My Forums
- Tiger Rant
- LSU Recruiting
- SEC Rant
- Saints Talk
- Pelicans Talk
- More Sports Board
- Fantasy Sports
- Golf Board
- Soccer Board
- O-T Lounge
- Tech Board
- Home/Garden Board
- Outdoor Board
- Health/Fitness Board
- Movie/TV Board
- Book Board
- Music Board
- Political Talk
- Money Talk
- Fark Board
- Gaming Board
- Travel Board
- Food/Drink Board
- Ticket Exchange
- TD Help Board
Customize My Forums- View All Forums
- Show Left Links
- Topic Sort Options
- Trending Topics
- Recent Topics
- Active Topics
Started By
Message
re: Cost to renovate a gutted house?
Posted on 4/16/15 at 12:13 am to poochie
Posted on 4/16/15 at 12:13 am to poochie
If it's down to the studs, what the difference?
I think it can be done much cheaper with decent finishes personally.
You could do an engineered wood floor throughout for less than $7/SF installed
Painting should be less, way less than $10k
HVAC should be less than 7k
Electrical and pluming together should be less than 15k
Everything else seems to be a good rough estimate minus cabinets and countertops, I'd put that closer to 20k.
I think it can be done much cheaper with decent finishes personally.
You could do an engineered wood floor throughout for less than $7/SF installed
Painting should be less, way less than $10k
HVAC should be less than 7k
Electrical and pluming together should be less than 15k
Everything else seems to be a good rough estimate minus cabinets and countertops, I'd put that closer to 20k.
0
Posted on 4/16/15 at 6:10 am to wickowick
quote:
I bet you are looking at $75k-$125.
wow
Posted on 4/16/15 at 7:21 am to poochie
quote:
You're looking at $100k easily. Probably closer to $150k.
way too high
Posted on 4/16/15 at 7:31 am to poochie
Good Lord.
How are we coming up with these numbers. As another poster said, go engineered hardwood. You can get a nice one for around $4/ft. Glue will run you around $1-1.50/ft. Install will run around $2/ft.
That's around $7/ft. 1800ft2
$12,600 for floors. If floor leveling is needed, add a few bucks. I'd budget about 13k MAXIMUM.
Keep in mind that porcelain tile and grout will be about half the cost of wood, so if that's your plan for baths, 13k will be more than enough.
My painter finished yesterday. He hand painted my entire interior (including trim) for $4k (2500ft2). This house had Coca Cola red cabinets in the entire place, inside and out. When I tell you this guy painted everything, I mean everything.
Ceilings, triple crown, walls, baseboards, baths, cabinets, doors, etc. I MAYBE spent $500 on paint. Flat on walls and semi gloss for trim.
No way on God's green earth the painting should cost more than 5k, regardless of who's doing it.
How are we coming up with these numbers. As another poster said, go engineered hardwood. You can get a nice one for around $4/ft. Glue will run you around $1-1.50/ft. Install will run around $2/ft.
That's around $7/ft. 1800ft2
$12,600 for floors. If floor leveling is needed, add a few bucks. I'd budget about 13k MAXIMUM.
Keep in mind that porcelain tile and grout will be about half the cost of wood, so if that's your plan for baths, 13k will be more than enough.
My painter finished yesterday. He hand painted my entire interior (including trim) for $4k (2500ft2). This house had Coca Cola red cabinets in the entire place, inside and out. When I tell you this guy painted everything, I mean everything.
Ceilings, triple crown, walls, baseboards, baths, cabinets, doors, etc. I MAYBE spent $500 on paint. Flat on walls and semi gloss for trim.
No way on God's green earth the painting should cost more than 5k, regardless of who's doing it.
Posted on 4/16/15 at 7:37 am to Salmon
Let's see where the numbers come in. If it's bare bones replace everything with middle of the line finishes, it's going to be that high.
Think about it. A new 1800sf house costs what, $200k-$225k? Minus lot ($40k), concrete ($10k), black in and roof ($50k) you're right at $100k. So to finish out the rest on a new house would cost ~$100k-$125k. (Of course some MEP would already be done).
Now, if he's reusing some of that stuff, the number goes down.
Again, I feel comfortable with most of my numbers.
More work to be done.
If you work hard and find stuff/price stuff down yourself, yes. Turnkey, it's going to be tough.
But you wouldn't do that throughout. So maybe the real number is around $9/sf total.
I'll defer to you on that
Possibly but you're working in an existing structure. Not as easy work in tighter spots.
Lol, no. You're going to spend $10k on material alone.
Yeah, custom cabinetry can run it up...
Think about it. A new 1800sf house costs what, $200k-$225k? Minus lot ($40k), concrete ($10k), black in and roof ($50k) you're right at $100k. So to finish out the rest on a new house would cost ~$100k-$125k. (Of course some MEP would already be done).
Now, if he's reusing some of that stuff, the number goes down.
Again, I feel comfortable with most of my numbers.
quote:
f it's down to the studs, what the difference?
More work to be done.
quote:.
I think it can be done much cheaper with decent finishes personally
If you work hard and find stuff/price stuff down yourself, yes. Turnkey, it's going to be tough.
quote:
You could do an engineered wood floor throughout for less than $7/SF installed
But you wouldn't do that throughout. So maybe the real number is around $9/sf total.
quote:
Painting should be less, way less than $10k
I'll defer to you on that
quote:
HVAC should be less than 7k
Possibly but you're working in an existing structure. Not as easy work in tighter spots.
quote:
Electrical and pluming together should be less than 15k
Lol, no. You're going to spend $10k on material alone.
quote:
Everything else seems to be a good rough estimate minus cabinets and countertops, I'd put that closer to 20k.
Yeah, custom cabinetry can run it up...
Posted on 4/16/15 at 7:40 am to poochie
My parents built their entire home for $75k 
of course, they did 90% of the work themselves, but that wasn't cheap finishes either. Its 2600 sq ft.
I guess I'm just not aware of the cost of hiring someone to do all the work. I always do as much as I can myself on these types of things.
Someone would have to be a goddamn retard to pay $20k to paint the interior of a house.
of course, they did 90% of the work themselves, but that wasn't cheap finishes either. Its 2600 sq ft. I guess I'm just not aware of the cost of hiring someone to do all the work. I always do as much as I can myself on these types of things.
Someone would have to be a goddamn retard to pay $20k to paint the interior of a house.
Posted on 4/16/15 at 7:44 am to Salmon
Damn it. Ok, I'm going edit that portion of my post. I even said there it seemed high but the reason I used it.
And in my initial post I said if you do the work yourself, you can do it for half the cost. So double what your parents paid and it would have cost $150k.
And in my initial post I said if you do the work yourself, you can do it for half the cost. So double what your parents paid and it would have cost $150k.
Posted on 4/16/15 at 9:19 am to poochie
quote:
But you wouldn't do that throughout. So maybe the real number is around $9/sf total.
Wood would be the more expensive selection, so it would likely be cheaper. I was being conservative.
Don't want to get into a pissing match, but I see real bids (that get paid) on a regular basis and you're pretty off.
The only number I'd be a little low would possibly be plumb/elect. I don't think I'm that far off though, assuming your not busting up a lot of slab and completely redesigning. With only 1800 SF I would not think that's likely. i.e. the pipes in the slab remain. Likely the vent pipes too.
Posted on 4/16/15 at 2:23 pm to Salmon
quote:
Someone would have to be a goddamn retard to pay $20k to paint the interior of a house.
This
Posted on 4/16/15 at 5:10 pm to CP3LSU25
More like $100 a room (walls and trim) 2 coats, and I'll buy the supplies.
Posted on 4/16/15 at 6:25 pm to Sofa King Crimson
where's the house located? some folks here might be able to recommend contractors.
Posted on 4/16/15 at 8:02 pm to Sofa King Crimson
I am going to make a few assumptions & just throw out a few figures.
1. This going to be your home for the rest of your life.
2. The house is over 20 years old.
3. The house needs major work.
Total rewire of the house $8-10K, which I would do if this is going to be your home from here on out. Get an electrican to do this. Electricity is something you can't afford to make a mistake on.
Plumbing, do this right with good materials and a good plumber. You will come out miles ahead in the long run. Plumbers are expensive and good bathroom fixtures are expensive. Assuming you will have a full bath and a half bath, $10-15K.
Flooring. Go with tile or a good quality linolum. I made the mistake of going with carpet. I like the way it feels on my toes but man, its a headache to keep clean.
$10K minimum with linolum, probably double that with tile.
Roof. Get a metal roof. You most likely will never have to worry about replacing it in your lifetime. At least $10-12K
Kitchen. Go with good solid oak cabinets. Think @ least $10K. Or you could buy the cheaper stuff and save a few thousand.
You can spend on ton a granite counter tops but I would go with a good formica based counter top(s) $500-700.
Appliances: stove $800-1000, a good vent-a-hood for the kitchen $500, refrigerator $800-1000, dishwasher $500-800.
Sheet rock. Materials about $3-4K for entire house. Its an art to float in the sheet rock and make it look smooth. I just 'textured' our walls with sheetrock mud, a roller, and some cheap paint. Actually looks pretty good.
Paint, around 12-14 gallons should get it done.
Go with the good paint. $500
Then you are going to have to think about furniture...
Goodluck
1. This going to be your home for the rest of your life.
2. The house is over 20 years old.
3. The house needs major work.
Total rewire of the house $8-10K, which I would do if this is going to be your home from here on out. Get an electrican to do this. Electricity is something you can't afford to make a mistake on.
Plumbing, do this right with good materials and a good plumber. You will come out miles ahead in the long run. Plumbers are expensive and good bathroom fixtures are expensive. Assuming you will have a full bath and a half bath, $10-15K.
Flooring. Go with tile or a good quality linolum. I made the mistake of going with carpet. I like the way it feels on my toes but man, its a headache to keep clean.
$10K minimum with linolum, probably double that with tile.
Roof. Get a metal roof. You most likely will never have to worry about replacing it in your lifetime. At least $10-12K
Kitchen. Go with good solid oak cabinets. Think @ least $10K. Or you could buy the cheaper stuff and save a few thousand.
You can spend on ton a granite counter tops but I would go with a good formica based counter top(s) $500-700.
Appliances: stove $800-1000, a good vent-a-hood for the kitchen $500, refrigerator $800-1000, dishwasher $500-800.
Sheet rock. Materials about $3-4K for entire house. Its an art to float in the sheet rock and make it look smooth. I just 'textured' our walls with sheetrock mud, a roller, and some cheap paint. Actually looks pretty good.
Paint, around 12-14 gallons should get it done.
Go with the good paint. $500
Then you are going to have to think about furniture...
Goodluck
Posted on 4/16/15 at 8:09 pm to DriveByBBQ
As a contractor this thread is painful to read.
Posted on 4/16/15 at 8:19 pm to Reubaltaich
quote:
Roof. Get a metal roof. You most likely will never have to worry about replacing it in your lifetime.
Till it starts leaking around the screws in 10 years time...
Posted on 4/16/15 at 8:21 pm to wickowick
quote:
Till it starts leaking around the screws in 10 years time...
Standing seam = no worries
Posted on 4/16/15 at 8:25 pm to stout
True, but that is a whole other price point. Not many of those installed. Friend of mine was working a large hail storm in Tennessee and look at a large house with copper standing seam on the entire thing. Almost softball sized hail beat it real bad. Almost $100k bad...
Posted on 4/16/15 at 8:28 pm to wickowick
quote:
but that is a whole other price point.
But worth it if you are doing metal and want a lifetime roof outside of storm damage.
Posted on 4/16/15 at 8:32 pm to stout
Yep, many homeowner's policies are going to no coverage for cosmetic metal damages on roofs. That would suck to have a metal roof all full of dents with no coverage...
Posted on 4/16/15 at 8:46 pm to wickowick
GD that would suck.
Better find a way to make sure it leaks I guess.
Better find a way to make sure it leaks I guess.
Page 2 of 3
Back to top
Follow TigerDroppings for LSU Football News