Question peeps.
Looks like I am leaning towards renovating my house. It’s a big project. Possibly 200k job. One contractor said “normally after the architect does the plan, the contractor will bid on the project”
What does it mean by bidding? Are they going to come in with prices and try to outprice the other. Just curious on the lingo.
An architect will first provide blue prints of what you want the house to look like. Bathrooms, closets , bedrooms, all the measurements etc. Once you have the blue prints, contractors will bid- give you a price for the job. I would suggest you get at least three bids. The lowest is not always the best. Make sure you hold back payment on the final third until the job is completed and the home passes all inspections.
Once the architect gives you plans, you'll likely want at least 3 estimates from contractors. Maybe even 4-5 for a job that big. Even for smaller projects you can easily see a 25% cost difference between contractors.
Most contractors you reach out to will probably not get back, thats why you interview as many as possible and pick the best one that fits your project.
I just built my house and went through the entire process so feel free to ask questions, I can help wherever I can.
This is similar to a custom home build. You pay for and deal with the architect, they plans you finalize will include everything from the number of 2x4s to the sheets of sheetrock to the window sizes.
Contractors will then plug their numbers + their profit and submit you pricing.
I would budget an extra 10% for bullshit and 4+ weeks in addition to whatever they say.
Also, protect yourself - do not give large sums of money before work is done. Create multiple checkpoints within the contract that allow you (or an expert) inspect the phase of work before you pay the next sum of money. I go a bit overboard and create incentives for meeting timeline (and even penalities for missing)...whateve works for you and the contractor just dont get burned!
I would recommend to have a build schedule/phase schedule from the very beginning.... where they are held accountable for delays via monetary penalties...if not they may take their sweet time and as we know...time is money. We are 2 months away from completion, and I could literally talk to you about what to do from bank loan to contrustion for about 9 hours, haha. Good luck and please reach out if you needed any advice since I'm literally in the middle of this crap haha
This contractor will be in your life for 6 months at least and your life and home will be turned upside down in the process.
The best customers are ones who are prepared for chaos and a flurry of decision making. You're adding a third person to your marriage for awhile.
The best customers I have are prepared for this and are ready to be flexible with their plans and deadlines.
I know a guy who named his boat "Change Order" because that's what paid for it. Have a clear path in mind and a 10% cushion for contingencies.
Construction finished on September 30th 2019 and only took that long because we got the bad stretch of rain in early July before the roof was on that delayed work for almost a week. So a brand new house in 3.5 months which was pretty awesome - moved in 2 weeks after it finished.
I can't stress enough how important it is to get an honest contractor who's "busy". You don't want a guy that's out of work, IMO. My guy has a big crew and has a number of projects all over my area both residential and commercial, so his "subs" are essentially employed full time by him. He had a crew at my house every week day, and most Saturdays. The only time they weren't doing work was awful weather or Sundays. This was huge because we were paying rent at an apartment until it was done.
Would do this again in a heartbeat and recommend it to anyone that can't find a house they like, wants to live in a certain neighborhood but can't due to existing nice homes being too expensive.
second floor,Since adding the extension would be creating a master suite on the second floor(with bathroom and walk in closet), the floors, and repainting all rooms.
second floor,Since adding the extension would be creating a master suite on the second floor(with bathroom and walk in closet), the floors, and repainting all rooms.
This sounds like well over $200k - how much sq footage are you adding and how much is being renovated? If you are adding a 2 floor addition that means you are excavating and pouring a new foundation in that area which is costly, not to mention the demo of the existing space.
Quote:
renovation of all floors, chimney removal, open floor concept, new kitchen, create a family room, backyard deck.
second floor,Since adding the extension would be creating a master suite on the second floor(with bathroom and walk in closet), the floors, and repainting all rooms.
This sounds like well over $200k - how much sq footage are you adding and how much is being renovated? If you are adding a 2 floor addition that means you are excavating and pouring a new foundation in that area which is costly, not to mention the demo of the existing space.
that i am unsure of but thats something i will discuss with the architect. so far, i have been quoted without the architect plans 190 to 210 but obviously i know it will be likely more
Here's some rough costs I'd just plan on:
$10k per bathroom
$50k for a new kitchen
$10k for demo and removal
$10k for new roof
$10k for new hardwood floors
$10k for tile (bathrooms + anywhere else)
$10k for electrical
$10k - $15k for plumbing
Not sure of your current HVAC but this can be anywhere between $10k-$20k depending on whether your existing system can be used (make sure you get a correct size, its worth spending the money on this).
That's $150k give or take which doesn't include excavation, siding, paint, materials (lumber is expensive right now), windows, etc. Not trying to scare you but you will likely get bids much higher than $190k-$210k.
Here's some rough costs I'd just plan on:
$10k per bathroom
$50k for a new kitchen
$10k for demo and removal
$10k for new roof
$10k for new hardwood floors
$10k for tile (bathrooms + anywhere else)
$10k for electrical
$10k - $15k for plumbing
Not sure of your current HVAC but this can be anywhere between $10k-$20k depending on whether your existing system can be used (make sure you get a correct size, its worth spending the money on this).
That's $150k give or take which doesn't include excavation, siding, paint, materials (lumber is expensive right now), windows, etc. Not trying to scare you but you will likely get bids much higher than $190k-$210k.
not scaring as i am sure it will be. Trust me, i am hoping to have a house come on the market so i can just buy it and not worry about this shit. The problem is our kitchen is so tiny and we only have 1 full bath which i share with my 3 ladies. Moving out is fine as we will just move in with my parents. Putting everything in storage is the bitch.
Keep in mind, if you're expanding, you may have to go to the planning board - particularly if you're not complying with zoning ordinances.
With the project you're describing your best first step is to hire an architect - particularly if you don't have a contractor in mind for the work (that you know and trust). You're looking at $20k-$30k for the architect, depending on your location and what exactly you're looking for.
I'm an architect in NYC (live in NJ), let me know if you have any additional questions - i can help you out with some basic info.
In your mind figure on another 15% over budget.
Absolutely make sure to have a firm finish date with penalties built into the contract. What I usually do is ask them when is the farthest date that I could count on having it completed, then if you are satisfied with that tell him that you understand that things can unexpectedly pop up, so let’s add another week to that date and have a agreed penalty for every week they go over that date. Put it all in the contract. This step can help to avoid you many potential costs and headaches.
Make sure if he is using subcontractors you have proof of their workers comp insurance, and before you pay for their work that you get a signed lien release from them. The contractor should provide these for you.
Show up regularly at varied times so they are always aware you could be popping in at any given time. Just keeps them a litte more on their toes. But don’t stand over guys, they hate that. Ask questions if you have them but leave them to work comfortably.
Good luck
But if you are increasing the footprint you will need a survey most likely - $1k-$2k.
But if you are increasing the footprint you will need a survey most likely - $1k-$2k.
I'm not sure I'd use that for budgeting without reaching out to architects in your area. It will also largely depend on what you're looking for. A one man-shop producing a permit set will definitely be cheaper than someone producing construction documents intended to be used for competitive bidding. $3-$5k will buy you a permit set.
A good contractor just needs a basic drawing set, that’s all my guy wanted, he took them and scoped everything out and off we went once I approved.
A good contractor just needs a basic drawing set, that’s all my guy wanted, he took them and scoped everything out and off we went once I approved.
Totally agree with you. That's the best way to proceed with residential work, find a good contractor you trust and go from there.
I liked it because I knew there was no inflated costs being built in outside of what we agreed on.
If your not doing something design intensive where custom engineering/fabrication is coming into play, there's a good chance you don't need an architect(or his fee), you just need one of his draftsmen...or any draftsman... or you can even draw it yourself(if you can do it to code)
Can save yourself a good bit of coin.
For instance, you want a step by step process, not just "Install kitchen cabinets" for instance
Typically don't go with the least expensive..The first thing question that would come to mind is why is someone 20% cheaper then anyone else?
Get a feeling for the process, go with yho you personally like, not just a good talker. Do they return phone calls promptly or wait 2 days? When they pull up to your home, is it a shit box messy truck with coffee cups falling out, are they on time when they come to meet you?
It's the little things sometimes
For instance, you want a step by step process, not just "Install kitchen cabinets" for instance
Yep.
When worked over a prospective contractor's bid with a critical eye, we started to get the feeling we'd need a lot of change orders. The windows and door allowances were too low, the paint they proposed to use got horrible reviews, they were only going to install one led recessed light in the center of our living room, etc. Our second prospective contractor laughed at some other things we didn't even notice: "I can't believe these guys are saying painting your exterior doors is not included," for example.
Also, go through your plans carefully to make sure they are logical and sensible. I've learned architects just don't always think this way. One guy drew up plans that would have placed the staircase in an inconvenient spot in our dining room -- a table would have completely disrupted the flow. Our current plans laid our kitchen out oddly, and now, if we want the sink to be on the external wall near a window, it'll have to be where the kitchen counters form a corner. I didn't even notice it until our contractor pointed it out and now I'm afraid it will drive me nuts.