I am going to start my basement within the next few months. I am going to be the "general contractor" Get quotes from different people for what I need done. This will save me about $10,000-$15,000.
So I have just over 1000 sq feet. The basement is already plumbed and Framed. There is also basic electric down there The following needs to be done:
AC and heat pump need to be installed wit ha new breaker box
Walls
Floor
ceiling
full bath needs to be installed (shower, toilet, sink)
wiring for recessed lighting in ceiling and add light switches.
wiring for tv/surround sound speakers
subpump drainage hole needs to be moved
trim and paint (which is last or second to last)
bar needs to be put in can be done later.
So what order should I go in. Do I do the wiring and electric before the walls?
Make sure you use a vapor barrier...
What you "think" you'll be saving by serving as your own GC isn't really what you'll be saving. Hiring a general contractor will get you lower prices than any quote you ask for - because they already know what the cost will be and mark it up. Also, a good GC knows who can do quality work - you'll be playing Russian Roulette just based on quotes.
One of my best friends is a GC and he'll get a price that is 25% or lower than any quote a layman will receive.
You do have a pretty full list though. Any of the task you think you could handle yourself? Flooring, paint & trim?
bathroom necessary? that will be the most expensive part of the job. I did not get a bathroom installed though I have space for one if we decide to add one).
Just had my basement finished.
they did framing first, then electric and insulation (since I had no bathroom, but I think plumbing would be before electric), then drywall, then painting, then finish, then carpet.
only thing I don't know when it happens is ceiling, we have a drop ceiling like most finished basements, but it was already there.
My neighbor just sold his house and he had a finished basement(and a deck) without permits. He sold his house to a contractor and the guy was obviously pretty savvy and asked for the permits for the deck and the basement and when my neighbor said he didn't have permits the guy said he needed a credit (or reduced price) because technically by law they can force you to rip out any improvements that haven't been inspected (or pay to have them inspected which means opening up walls checking footing, etc.).
So I had a permit opened for mine and an inspection done and I don't even have plans to move, but the tax increase has been very minor for the improvements and now if something unforeseen happens I don't need anyone to have to deal with that shit.
I pretty much know which do first. But I always like to get seconds opinions to validate. I just listed all that I have to do but I was not sure if I could put up the walls and then do the bathroom later since its already plumbed.
I can paint but I really do not have the time or the skill and patients to do the walls or floor.
My wife wants a full bath down there. SHe says non negotiable.
bathroom necessary? that will be the most expensive part of the job. I did not get a bathroom installed though I have space for one if we decide to add one).
Just had my basement finished.
they did framing first, then electric and insulation (since I had no bathroom, but I think plumbing would be before electric), then drywall, then painting, then finish, then carpet.
only thing I don't know when it happens is ceiling, we have a drop ceiling like most finished basements, but it was already there.
With the mini-splits and heat pumps it's not a bad idea to do it if only for mechanical dehumidification only. Even though some basements stay relatively dry, they do have a tendency to retain humidity, and having an AC unit spec'd appropriately for the space is a good way to keep that down.
Quote:
in the basement? My basement is cool all the time, even without A/C, could be a waste to have it installed (if it costs more) if you live in the Northeast. Only advice if you do get A/C try and get one that handles dehumidifying too, so you have a built in exhaust for the humidifier (assuming you have no sump pump).
bathroom necessary? that will be the most expensive part of the job. I did not get a bathroom installed though I have space for one if we decide to add one).
Just had my basement finished.
they did framing first, then electric and insulation (since I had no bathroom, but I think plumbing would be before electric), then drywall, then painting, then finish, then carpet.
only thing I don't know when it happens is ceiling, we have a drop ceiling like most finished basements, but it was already there.
With the mini-splits and heat pumps it's not a bad idea to do it if only for mechanical dehumidification only. Even though some basements stay relatively dry, they do have a tendency to retain humidity, and having an AC unit spec'd appropriately for the space is a good way to keep that down.
yep, dehumidification makes more sense than cooling, but they make dehumidifiers that have exterior exhausts that might be cheaper if you don't need cooling at all.
I didn't use one, I have a standard dehumidifier running into my sump pump but my house has baseboard heat, no AC anywhere (other than window units), and the mini-splits are expensive I've looked into them every few years and they're ugly and I can't pull the trigger for the 10 - 15 nights a year when we need AC.
Smaller AC units have become more efficient, but most are still way behind your average heat pump unit.
Smaller AC units have become more efficient, but most are still way behind your average heat pump unit.
fair points, and to be honest I had mini-split quoted for my house since I don't have ducts, not my basement, and it was around 20k for a 5-zone system (and it didn't include the basement). I can run my dehumidifier for a hundred years and not reach that plus the $180 cost of the unit, but obviously that 20k is whole house so it's a silly comparison, - single zone maybe is what $4k? Still think dehumidifier into the sump pump is cheaper and it almost never even comes on in the late fall or winter. And I think the units are ugly, but in a basement I could live with it.
I'm metered separately for the basement and figure my electric usage dropped about $20/month for the dehumidifier alone. At that rate, the ROI is under 10 years without considering having to buy additional units or the convenience of being able to keep the basement air conditioned whenever it does get hot.
Do you know about fireblocking, electrical code, egress, ventilation requirements?
Sounds like a lot of what needs to be done is there already but is it done right?
You can GC it yourself but it won't be easy and as others have said you may not save all that much. Make sure you get all the permits and all the inspections because otherwise you're at the mercy of trades about which you have little knowledge.
Crown Moulding, Walls, Lights, Floors, Addtl Sump Pump, Plumbing and Shower
use the green waterproof sheet rock to be safe
Not sure I trust them...I got one company that my relator (who I love, got me a FANTASITC deal on my house) highly recommended and the quote was $89,000.
From what I read (and I have been reading a lot) is that it should cost around $35 a square foot on the lower end. I expected $50,000 with what we wanted, but that price was Crazy.
You stated you don’t have the time or patients for painting or the walls and floors why in the world would you want to be the GC? You will spend as much time scheduling and checking on things that you would to do the work. Do yourself a favor and get a GC you won’t save that much doing it yourself and believe me piece of mind and spare time for family is worth it.