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Started By
Message
Estimate I Received For Wall Removal
Posted on 5/10/19 at 6:49 am
Posted on 5/10/19 at 6:49 am
So I'd like to take down the load bearing wall between my kitchen and living room. It's 92" long, so not a very long span. Contacted a general contractor and this is the estimate I was given:
Property prep - $350 (6mm plastic & construction paper cover all floor & furniture for dust control)
Demolition - $350 -
Framing (Temporary support wall, cut all ceiling joists resting on support wall, install Double lvl header in attic/connect ceiling joists & rafters post install with hangers) - $2500
SHEETROCK - patch up Sheetrock, texture to match & paint - $800
Floor repair - labor only (customer to provide matching floor)(lace in floor) - $450
Waste/Trash/Debris haul away - $400
Electrical(cancel outlet in attic) - $100
Total: $4,950.00
I was under the impression that I didn't need a LVL beam for such a short span and that ply sandwiched between 2x12's would work.
$350 also seems a little steep for plastic and paper
Property prep - $350 (6mm plastic & construction paper cover all floor & furniture for dust control)
Demolition - $350 -
Framing (Temporary support wall, cut all ceiling joists resting on support wall, install Double lvl header in attic/connect ceiling joists & rafters post install with hangers) - $2500
SHEETROCK - patch up Sheetrock, texture to match & paint - $800
Floor repair - labor only (customer to provide matching floor)(lace in floor) - $450
Waste/Trash/Debris haul away - $400
Electrical(cancel outlet in attic) - $100
Total: $4,950.00
I was under the impression that I didn't need a LVL beam for such a short span and that ply sandwiched between 2x12's would work.
$350 also seems a little steep for plastic and paper
19
Posted on 5/10/19 at 6:52 am to SirSaintly
I don’t think that is a bad price, some of the cost is mobilization, doesn’t matter if the wall is 4’ or 16’ some of that work needs to be done regardless
Posted on 5/10/19 at 6:56 am to SirSaintly
Seems like a decent quote. Nothing to be upset about for sure. Did you talk to the contractor about the LVL?
Posted on 5/10/19 at 7:24 am to SirSaintly
Looks reasonable to me. You’re paying the 350 mainly for time and labor, not paper and plastic.
Posted on 5/10/19 at 7:36 am to SirSaintly
Seems a touch high, but if he's a legit guy and can finish it worth a damn, then it's worth it. I was quoted $3600 for a similar length wall. I initially went for it, but the guy kept yanking my chain on a date, so I said screw it and cancelled with him.
As for the LVL, just do it. They're not much. I think I paid $80 for the two I had to sandwich together.
I ended up DIYing mine. The wall itself was easy. I have a newfound respect for drywallers. That was tough work to make it look good. Took me way more mudding and sanding than I care to admit. I'm still cleaning up dust and the project was done during the winter.
ETA: Your first estimate was $10k. You're down to half that. I say do it.
As for the LVL, just do it. They're not much. I think I paid $80 for the two I had to sandwich together.
I ended up DIYing mine. The wall itself was easy. I have a newfound respect for drywallers. That was tough work to make it look good. Took me way more mudding and sanding than I care to admit. I'm still cleaning up dust and the project was done during the winter.
ETA: Your first estimate was $10k. You're down to half that. I say do it.
This post was edited on 5/10/19 at 8:07 am
Posted on 5/10/19 at 7:40 am to SirSaintly
quote:
I was under the impression that I didn't need a LVL beam for such a short span and that ply sandwiched between 2x12's would work.
That's correct but I would venture that most of that $2,500 is labor. You won't be saving a ton by going 2x12's vs an LVL.
Posted on 5/10/19 at 8:02 am to SirSaintly
$350 for property prep seems quite high to me. I'd see if you could get them to quote you just the actual removing the wall and adding a support beam with you doing the rest of the work yourself. Sheetrock work is not hard at all if you spend a couple hours watching youtube videos explaining it.
Posted on 5/10/19 at 8:03 am to SirSaintly
Get another quote if you think it's high. Better yet, go purchase all the materials and plan to DIY. It will probably only take 3 or 4 days of all day labor. Then add up all the costs and see how much your time is worth.
Not trying to be smart - I'm a small contractor and one of my main gripes is that people don't really know what all is involved (it adds up quickly).
Not trying to be smart - I'm a small contractor and one of my main gripes is that people don't really know what all is involved (it adds up quickly).
Posted on 5/10/19 at 8:04 am to SirSaintly
Damn....hiring a pro for less that 5K, winner winner. Do it.
Posted on 5/10/19 at 8:06 am to SirSaintly
Did you get multiple quotes? Or do you have a history (or recommendations) with this contractor that makes you inclined to use him?
That doesn’t seem unreasonable to me. Though possibly a tad high, not a dealbreaker if the contractor is someone you trust to do the job right and back their work.
If the contractor is not someone you have experience with and/or trust to give you an honest quote, you should get multiple quotes. I typically make sure the contractors know that.
Don’t use price exclusively to make your decision, particularly on quotes that are close.
That doesn’t seem unreasonable to me. Though possibly a tad high, not a dealbreaker if the contractor is someone you trust to do the job right and back their work.
If the contractor is not someone you have experience with and/or trust to give you an honest quote, you should get multiple quotes. I typically make sure the contractors know that.
Don’t use price exclusively to make your decision, particularly on quotes that are close.
Posted on 5/10/19 at 8:20 am to mdomingue
I paid $2700 to remove about 10’ of wall and install an 18’ LVL to open up the space between my kitchen and living. Did not include Sheetrock or flooring work.
Posted on 5/10/19 at 8:28 am to SirSaintly
Can you go get an envelope w 4000 in cash?
I’ think the price seems fair, if he is responsive and you trust him, that has value
I’ think the price seems fair, if he is responsive and you trust him, that has value
Posted on 5/10/19 at 8:50 am to SCwTiger
I might have a small one of these for you 
Posted on 5/10/19 at 8:56 am to AlxTgr
Maybe a 2 for 1 discount. I have like three little things that are adding up, they all require finish work....I would get a divorce if I attempted them
Posted on 5/10/19 at 9:04 am to SCwTiger
That was going to be my post also. I am not a contractor, but a business owner. No one takes into account, all the extras required like license, liability insurance, workers comp, taxes, etc. There is way more in those numbers than just labor and materials. If the guy takes a CC, he is giving up 2.5 to 3% of the cost off the top.
Posted on 5/10/19 at 9:09 am to SirSaintly
This is kind of a small job for a GC to take on thus the price.
Email me if you need a carpenter.
gpollet@cox.net
Email me if you need a carpenter.
gpollet@cox.net
Posted on 5/10/19 at 9:11 am to Johnpettigrew
quote:
That was going to be my post also. I am not a contractor, but a business owner. No one takes into account, all the extras required like license, liability insurance, workers comp, taxes, etc. There is way more in those numbers than just labor and materials. If the guy takes a CC, he is giving up 2.5 to 3% of the cost off the top.
Your exactly right. And from my experience of subbing out contractors, get a PROFESSIONAL who is licensed and bonded. Saves lots of headaches and won't be any shady work. I know we as homeowners have our eyes pop out when we see quotes but you do pay for quality.
Posted on 5/10/19 at 9:26 am to tropheus12
quote:
This is kind of a small job for a GC to take on thus the price.
Email me if you need a carpenter.
Can a carpenter do something like this? I was considering getting a framing carpenter to give me a quote.
I'd contact you, but am in Dallas.
This other guy was recommended on Next Door. Not familiar with his work.
I am considering demoing sheetrock myself and putting out for free bulk pickup.
Then letting carpenter or framer, etc install the beam.
I'd probably pay a sheetrock guy to come finish it.
I can paint the small amount of sheetrock.
Don't need to lace in floors b/c I am installing an island where wall was (basically cabinets anchored to floor with countertop).
Since it's such a small project I'm considering doing what I can myself and hiring out what I can't. Unfortunately I'm on a budget, so trying to keep costs down. I know GC's hate people like me
Posted on 5/10/19 at 9:32 am to tropheus12
Go to Alex for a couple days work?
It is amazingly hard to find a guy to come out for tiny jobs. But now they have piled up.
It is amazingly hard to find a guy to come out for tiny jobs. But now they have piled up.
Posted on 5/10/19 at 9:49 am to SirSaintly
quote:They hate me too, because I'll catch every single thing they do incorrectly (or not to my standards), and make them either redo them, or take it out of the bill so I can do it after they leave for the day.
I know GC's hate people like me
After living in my house for almost six years and having multiple contractors come through here, there are only two guys I trust to do work without being checked
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