Construction Unit Prices
So we got a our bids for our constructions back and they were all over the place. This is a 2800 sqf gut reno split over four floors…. For a project of this size – what are really low (are you sure you know what you are getting into?), – normal/reasonable – too high (do…
So we got a our bids for our constructions back and they were all over the place. This is a 2800 sqf gut reno split over four floors….
For a project of this size
– what are really low (are you sure you know what you are getting into?),
– normal/reasonable
– too high (do you work on palaces normally?)
for
– 1sqf of installing drywall
– 1sqf of skimming/coating of drywall
– 1sqf of painting
– 1sqf of tiling (excluding material)
– 1sqf of wooden floor installation
Thanks in advance!
Sounds to me like you could benefit by the use of a designer or architect who can give you guidance in the bidding process and otherwise. It’s impossible to guess at what this can cost-it depends on your finishes, whether or not you are using a lot of woodwork and moldings, your electrical upgrades, etc. I would not go into this without relying on a solid contractor, of which there are many recommended in Forum archives, and a designer/architect to guide you through this very complex process.
There are way too many details involved for anyone to bid by the square foot. Specialty contractors, such as floor finishers, may bid by the S.F. as a base cost but then add on other numbers to cover the details.
You should ask the people you’ve gotten bids from how they arrived at their numbers. If they are reluctant, it may well be they have no method behind their pricing.
Estimating is very complex. And the complexity is not just inherent to construction. Figure out some method of due diligence and demand it of each contractor.
Make sure you get an itemized estimate per floor. Also make sure to visit at least one current job that the contractor is currently working on AND speak with the client to see how it’s going. I would recommend going with someone with extensive gut renovation experience. Make sure you get an estimate from All Renovation, they did my brownstone gut.
Allan S.
Give Michael A call 347-406-3680
in general. throw out the low and high bids, and go look at projects that the contractors have completed.. you will get a realistic view of quality/ cost that way…s.f. bidding is a fiction
Ray – you make good points:
Painting – assume clean flat walls. This is a rather modern renovation – only sockets and switches to think of.
Tiling – assume penny tiles on 1×1 sqf fields or 4×12 for wall tiles/12×12 for floor tiles.
Wood – assume 4×72 planks
Good luck with your project…
keep in mind it’s really not possible to tell cost per sqf for several of the items on your list. For example, painting is more laborious if there is molding, fixtures etc around because quality depends on prep work. Tiling… it’s obviously different to price a tiling job using tiny, delicate, marble mosaic or large ceramic tiles. You will find that price of wood floors are all over the place, and just as with tiling, easier with (say) wide planks than with (say) smaller pieces or patterns. In both of those cases, the state of the subfloor makes a big difference.
In other words: unless your potential contractors saw the actual place and you had the materials, I’m not surprised to read you found huge disparites in cost.
My advice to you: beware of low bidders that may turn aggressive when it comes to change orders. Also, the most information you provide up front (size, quality of materials, expectation for quality,) the better.
Good luck!
Can you tell us what you got?