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I'm in the process of a gut reno for a standard 7x7 bathroom. Nothing crazy here, but I am getting quotes that seem quite high. No custom materials, standard tiles. What should this cost?
Demo and removal
Install new GC supplied backer board
Install customer supplied tile on walls and floor
Install new branch lines to risers
Install customer supplied tub
Install customer supplied vanity and sink
Install customer supplied med cabinet
Install customer supplied shower doors.
No re-framing, no relocation of anything, simple gut and replace.
Work with building RA and file LAA permits.
Thanks in advance
This should cost you about 8 - 10k
I would say 10-12K. We redid a bathroom and it cost us about 12K including all materials. We used tumbled marble floors, Kohler sink and bath, toto toilet (around $600), subway tiles, $300 medicine cabinet from gracious home, marble saddle for the entry, and a $150 glass shelf. The end result was quite nice.
Primer says that "Install new branch lines to risers " is $5K in Manhattan. If that's true, I can't see this costing less than additional $5K on top of that.
It all depends on what your bldg requires in the way of insurance coverage and licensed trades.
mattlightbars1 and lemony, can you provide the info of your gc?
I say that plumbing costs around $5,000 if you have to change all the branch lines.
This usually also consists of putting in new check valves and new shutoffs. That is for a licensed plumber, I cannot say how much it costs for someone who is not licensed. Permits too?
I also dont know how people can throw out prices without knowing what kind of walls you have, far different prices if it is sheetrock or plaster
What are standard tiles that the GC is providing? Is the tile on all walls, up to the ceiling or just in the tub area? Is the medicine cabinet recessed? No light fixture? What about accessories, toilet paper holders,towel bars?
The 5,000 is the total price for all the plumbing necessary including the branch lines
mattlightbars1 - Are your quotes high from good referrals or guys out of a book? You mentioned you are working with an RA. He/she should be your main source of referrals without knowing anymore details. Trying to compare the quotes you have versus a short description on SE is not going to solve your issue.
@stephencraft Most of the GC's I have spoken with have been referrals from another trades. The main issue still comes down to finding contractors that will actually show up for appointments and provide pricing for exactly what I asked for. I am amazed at the total lack of qualified people that are unfamiliar with permits LAA's and budgets. Sorry to vent, never thought a simple reno would be this difficult. It is a simple gut and replace job. 3-4 days max, getting sick of being oversold on things that are not needed.
I am finding the same thing, I got a quote of 35K for a bathroom, no pipes to be moved. It seems if your job isnt high end no one wants to deal with you.
mattlightbars1 did you find someone?
No, last GC never bothered to follow up with me after we agreed on a scope of work and price. Everyone is just way over my budget, so still looking.
I would suggest an architect or designer to help you with this. They will also have reliable workers and will work with you to stay on budget and not miss details which will result in change orders. You will also enjoy contractor pricing on everything and know that you are being taken care of. YOu will save money in the end from my experince. We used designer/architect and paid him hourly. I highly reccomend Alexandro Perdomo from alexandro perdomo design. http://www.apdnyc.com/ Tell him you heard about him from Bela on streeteasy.
Mattlightbars I find it amazing that people don't follow up. Contractors don't know who you know or can refer!
mattlightbars1 - e-mail me direct if you would like to set up a mtg. This project seems straight forward, you shouldn't be having GC's not attend mtgs or not follow up from them. firstname.lastname@example.org