My wife and I live in a 2BR duplex. We got a couple of estimates for some renovations and the prices look okay but was wondering what people thought. Here is what we want to do: (1) Take out the railing that surrounds the staircase in the duplex; replace it. (2) Expand the hall closet by about 4 feet (3) One bedroom abuts the dining area; we want to make that bedroom smaller to make the dining... [more]
My wife and I live in a 2BR duplex. We got a couple of estimates for some renovations and the prices look okay but was wondering what people thought.
Here is what we want to do:
(1) Take out the railing that surrounds the staircase in the duplex; replace it.
(2) Expand the hall closet by about 4 feet
(3) One bedroom abuts the dining area; we want to make that bedroom smaller to make the dining area larger. Then, on the wall facing the dining area, we want to install some shelving.
(4) There is a small half-wall in the kitchen; we want to remove it, and install a dishwasher.
(5) New hardwood floors on main level (about 500sf)
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This is the estimate the contractor gave us.
1) Removal and installation of new railing to downstairs stairway $475
2) Closet Reconstruction $650
3) Relocation of bedroom/closet wall $3,800
4) Kitchen wall & dishwasher install $625
5) Shelving Installation $215
6) Baseboard & Shoebase $950
7) Hardwood flooring $4,500
8) Painting $780 [Not painting the whole area, just painting the closet/bedroom walls as installed, and patching/painting the old wall where necessary]
Total: $11,995.
Note, this does not include the cost of the hardwood floor itself, or, obviously, the cost of the dishwasher.
Does this seem reasonable? It seems okay to me except that $4,500 for the floors seems high (because we would have to buy the flooring itself, probably another $2000 (estimating 500 sf @ $4/sf). I would expect to pay about $5000 for flooring AND installation. I'm considering countering with an all-in price of $10,000, including the floors, or maybe $6500 for everything except floors.
Any thoughts? Thanks in advance!
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Response by Primer05
almost 15 years ago
Posts: 2103
Member since: Jul 2009
3 seems a little high but the other prices seem low to me. What kind of wood flooring, is there a sub floor? Is it engineered and just glue down?
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Response by nyperson
almost 15 years ago
Posts: 23
Member since: May 2009
As to (3), the wall that has to be moved includes a closet. And, our security system intercom is on that wall and has to be worked around/rerouted. So I don't feel that it's too bad.
The $4500 for "hardwood flooring" only includes installation -- not the floor itself. That's the one thing that seems high to me. For another room we went with Empire Today which charged $3000 for the flooring (engineered/glue down) AND installation for about 300 sf.
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Response by Primer05
almost 15 years ago
Posts: 2103
Member since: Jul 2009
Nyperson,
We are generally not allowed to move the security system, the building will only allow their guy to do it if at all. Do you need a subfloor or are you going glue down again
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Response by adamkidron
almost 15 years ago
Posts: 76
Member since: Jan 2010
Try Inti Renovation (www.intirenovation.com), they installed my floors recently at $2.60/sf and did a great job. They also included a full price with materials (flooring of my selection) but I decided to purchase on my own. They also do interior finishing work so you may be able to price the whole project with them.
Good Luck,
Adam
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Response by adamkidron
almost 15 years ago
Posts: 76
Member since: Jan 2010
Sorry forgot to give you Inti's contact phone number - 347-746-8439.
Best,
Adam
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Response by nyperson
almost 15 years ago
Posts: 23
Member since: May 2009
Primer, We'll need a subfloor; we want to go with real hardwood on these levels rather than what we did on the other floor. In a worst case scenario we'll put a column around the intercom system. Not the prettiest but probably our best option.
Do you think it would be logistically difficult to have someone else do the floors after the renovations were done? Or should it not really make a difference?
One thing we hadn't accounted for is painting -- not including cost of paint, any idea on what that might run for 2 rooms, 500sf?
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Response by Primer05
almost 15 years ago
Posts: 2103
Member since: Jul 2009
I would not have another person come in after. Did you try to take to him and say that you did receive other bids and the flooring was cheaper. He might be able to give you a better price. I think with the subfloor, installation, sand stain and poly their price isn't too bad but you should ask
Painting:
Prep, prime and paint: I would say about $1,500.00 and that's for a good paint job. Painting is hard to price without looking.
3 seems a little high but the other prices seem low to me. What kind of wood flooring, is there a sub floor? Is it engineered and just glue down?
As to (3), the wall that has to be moved includes a closet. And, our security system intercom is on that wall and has to be worked around/rerouted. So I don't feel that it's too bad.
The $4500 for "hardwood flooring" only includes installation -- not the floor itself. That's the one thing that seems high to me. For another room we went with Empire Today which charged $3000 for the flooring (engineered/glue down) AND installation for about 300 sf.
Nyperson,
We are generally not allowed to move the security system, the building will only allow their guy to do it if at all. Do you need a subfloor or are you going glue down again
Try Inti Renovation (www.intirenovation.com), they installed my floors recently at $2.60/sf and did a great job. They also included a full price with materials (flooring of my selection) but I decided to purchase on my own. They also do interior finishing work so you may be able to price the whole project with them.
Good Luck,
Adam
Sorry forgot to give you Inti's contact phone number - 347-746-8439.
Best,
Adam
Primer, We'll need a subfloor; we want to go with real hardwood on these levels rather than what we did on the other floor. In a worst case scenario we'll put a column around the intercom system. Not the prettiest but probably our best option.
Do you think it would be logistically difficult to have someone else do the floors after the renovations were done? Or should it not really make a difference?
One thing we hadn't accounted for is painting -- not including cost of paint, any idea on what that might run for 2 rooms, 500sf?
I would not have another person come in after. Did you try to take to him and say that you did receive other bids and the flooring was cheaper. He might be able to give you a better price. I think with the subfloor, installation, sand stain and poly their price isn't too bad but you should ask
Painting:
Prep, prime and paint: I would say about $1,500.00 and that's for a good paint job. Painting is hard to price without looking.