Bathroom Reno - Any Opinions?
Getting one relatively small full bathroom renovated. It’s in bad shape and needs a total redo. Does this estimate seem reasonable for an average (meaning not low or high end) reno like this? Labor: Prep: Cover floors, walls, stairs down to exit door, enclose bath hall door, cover furniture in bedroom daily Demo: drain, remove,…
Getting one relatively small full bathroom renovated. It’s in bad shape and needs a total redo. Does this estimate seem reasonable for an average (meaning not low or high end) reno like this?
Labor:
Prep:
Cover floors, walls, stairs down to exit door, enclose bath hall door, cover furniture in bedroom daily
Demo:
drain, remove, secure toilet, shut off water, remove vanity – cabinets, remove tile(s) in the tub surround, remove shower body, remove floor tiles – 1-2 layers?, remove wallboard from tub – back wall (durock) side wall, remove closet shelving in bath, remove wall studs to open space into small closet/hall, remove cleats/shelves from closet, remove crown molding from hallway, re-route electric, remove tub, remove portion of ceiling (skylight), salvage floor boards in hallway floor outside bathroom, evaluate wall framing and sub-floor, disposal will be set up on an as needed basis
Plumbing:
remove drop down drain, replace drain line, lower lead bend, re-route hot and cold water supply for toilet and vanity, solder in new hot and cold water lines for shower body, install shower body, rough in drains for tub and sink
Finish Work:
re-frame tub surround to accommodate 60 inch tub, install skylight (trim out ceiling), install tub and drain, replace wall board throughout, install sub-strate to floor, install tile around tub, install tile on floor, install saddle, tape and compound walls – (3x), grout tub surround, grout floor, rebuild closets, enclose pipe (heat riser), sand, prime and paint, install sinks, install toilet, install shower rod, install finished plumbing trim, caulk around tub and sinks, install baseboard, install light fixture and GFCI outlet
Total Labor Costs
Total Cost – $17,250.00 (Length of job 4 – 6 weeks)
Estimated Materials:
$4,700 – this includes the three most expensive items which are: 60†vanity (approximately $1,600), disposal of debris (approximately $1,200), skylight (approximately $400)
GRAND TOTAL = $21,950
Hey biff, lot of good advice, I would definitely buy all the finish stuff yourself. Tile, grout, tub, lights, cabinets, sink, toilet, etc. That ensures that you buy exactly what you want. I’m sure Mrs. Biff will enjoy that.
Also, if this bathroom (bathtub) is going to be used by children, I would recommend a Thermostatic Valve to regulate the water temperature and prevent scalding.
I wanted to add earlier, but was busy.
Is this the only quote you got? I’d get at least two more if I were you and see the similarities and differences. This isn’t chump change for a bathroom. If you have other quotes in front of you, you can see what one contractor included or excluded that others didn’t; to see what the monetary differences are between the contractors. Then make a list of questions to ask each regarding discrepancies or things that seem high/low or don’t make sense or left out. ie. one contractor is charging 2K for demo while another may be charging 4K. What’s one including that another isn’t. And so on.
Also, if you want to save a few bucks, you can buy some stuff yourself. Toilet, sink, tub, tiles. The contractor marks that up. If you’re going to do that. For the tile, ask the contractor to give you a square footage take off (and double check it yourself) of how much you’ll need with extra (you’ll want some extra tiles just in case repairs need to happen down the road).
Also, make sure you’ve seen finished work from whomever you’re hiring, not just photos.
Also, there’s room for negotiation. The industry is suffering.
Thanks Vinca and many thanks again to ExTex and all the other givers of great advice. Very very helpful.
Yes, ExTex – named insured!!
“Have your contractor deliver true copies of (a) Workers Compensation Insurance, and (b) personal liability insurance in a minimum amount of $1,000,000 per occurrence, naming you as an additionally insured.”
YES!!!! Name homeowner as additionally insured is a must.
Lots of good advice already given. I don’t think that 4-6 weeks is unreasonable but also agree that, depending on contractor and subs, can certainly be done in 3 weeks or less. Price seems reasonable, maybe even on the low side. One thing to remember is that because of size, only a limited number of people/trades can work at any time. Also that certain things (tiling/grouting) take a fixed amount of time that can’t be rushed.
I’d be a little concerned about the minor and not-so-minor fixtures (only one light, one outlet, no exhaust fan, any towel bar, etc.) I’m surprised that a 60″ tub was not listed among the more expensive items (depending on depth and width). Make sure you’ve discussed the actual tile, cast iron plumbing, type of skylight, etc. in advance and preferably in writing. In an effort to limit, or at least give you leverage on change orders, would definitely request your contractor to quote in advance allowances for certain unknown conditions. Have your contractor deliver true copies of (a) Workers Compensation Insurance, and (b) personal liability insurance in a minimum amount of $1,000,000 per occurrence, naming you as an additionally insured. If obtaining permits, is that price included? Make sure you sign a contract describing the payment timeframe and structure.
“They were way less than I expected, even when a new opening was required.”
From your quote “skylight (approximately $400)”
This price should be a red flag. Does this price include creating the opening and installation (if so, imho it’s too low) or just the purchase of the skylight? Maybe that number is so low cause they expect you to get someone else to do the opening and roof work.
I’d scratch my head on this one, if I were you.
If you need someone that does openings (whether roof or exterior wall) and waterproofing, I can highly recommend someone.
nise17 and tinarina, thanks to you both as well for the info.