Home reno advice

I’m considering making an offer on a place that needs a complete gut renovation. The roof is fairly new but it will need entire new plumbing and electrical systems. It’s not a huge place- one family with basement under 2000 sq feet. I know this is a very general question but roughly how much would new plumbing and electrical run? I’m not moving anything, so no new bathroom or water lines. I just want to get an idea before I solicit a bid.

7andfive

in Brownstoner Renovation 13 years and 6 months ago

6

Please log in, in order to post replies!

6 replies

Newest Oldest

callalily | 13 years and 6 months ago

string(1) "1"
object(WP_User)#4833 (8) {
  ["data"]=>
  object(stdClass)#4821 (12) {
    ["ID"]=>
    string(5) "56059"
    ["user_login"]=>
    string(9) "callalily"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(9) "callalily"
    ["user_email"]=>
    string(26) "moparbrownstoner@gmail.com"
    ["user_url"]=>
    string(20) "/forums/users/mopar/"
    ["user_registered"]=>
    string(19) "2017-08-10 13:38:12"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "callalily"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(56059)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Wow, this is great information. Now I see we were hugely stupid not to do a whole-house plumbing upgrade before we moved in. 7and5, I’m sure these other plumbing estimates are more reliable than mine. (To answer your question, we put in a new boiler but we didn’t do the pipes and I wasn’t including heating in my estimate.)

masterbuilder | 13 years and 6 months ago

string(1) "1"
object(WP_User)#4832 (8) {
  ["data"]=>
  object(stdClass)#4831 (12) {
    ["ID"]=>
    string(5) "26835"
    ["user_login"]=>
    string(13) "masterbuilder"
    ["user_pass"]=>
    string(34) "$P$BEhqCCOZrWesH0da.UZzi2Nb1a4B.R/"
    ["user_nicename"]=>
    string(13) "masterbuilder"
    ["user_email"]=>
    string(17) "salemfilm@mac.com"
    ["user_url"]=>
    string(28) "/forums/users/masterbuilder/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:15:50"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(13) "masterbuilder"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(26835)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

My numbers are based off of current jobs with my subs.  If you upgrade to gas or bring in a new boiler, etc., that will effect your cost.  ($50K is way too high.)

7andfive | 13 years and 6 months ago

string(1) "1"
object(WP_User)#4828 (8) {
  ["data"]=>
  object(stdClass)#4834 (12) {
    ["ID"]=>
    string(5) "13745"
    ["user_login"]=>
    string(8) "7andfive"
    ["user_pass"]=>
    string(34) "$P$BfmTY02LvPyUqP37EI3U3JgBqGNMOl1"
    ["user_nicename"]=>
    string(8) "7andfive"
    ["user_email"]=>
    string(18) "7andfive@gmail.com"
    ["user_url"]=>
    string(23) "/forums/users/7andfive/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:01:26"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(8) "7andfive"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(13745)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Hey Mopar- Thanks for the feedback. Did you also do a heating upgrade? The house is currently using radiator heating-which I’m assuming is oil but have to check. I’m tempted to just keep them.

haiderbk | 13 years and 6 months ago

string(1) "1"
object(WP_User)#4833 (8) {
  ["data"]=>
  object(stdClass)#4835 (12) {
    ["ID"]=>
    string(6) "179352"
    ["user_login"]=>
    string(8) "haiderbk"
    ["user_pass"]=>
    string(34) "$P$BgD.AN1cTIbnd6e327CvHae.FYs3FL1"
    ["user_nicename"]=>
    string(8) "haiderbk"
    ["user_email"]=>
    string(20) "sondivp456@gmail.com"
    ["user_url"]=>
    string(23) "/forums/users/haiderbk/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:40:17"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(8) "haiderbk"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(179352)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

12K FOR PUMBLING N MAYBE 13-15 K FOR ELECTRIC,

callalily | 13 years and 6 months ago

string(1) "1"
object(WP_User)#4834 (8) {
  ["data"]=>
  object(stdClass)#4832 (12) {
    ["ID"]=>
    string(5) "56059"
    ["user_login"]=>
    string(9) "callalily"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(9) "callalily"
    ["user_email"]=>
    string(26) "moparbrownstoner@gmail.com"
    ["user_url"]=>
    string(20) "/forums/users/mopar/"
    ["user_registered"]=>
    string(19) "2017-08-10 13:38:12"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "callalily"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(56059)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Is it two floors of 1,000 sf each plus the basement? I would estimate approx $12,000 for the whole-house electrical upgrade. We spent $15,000 for 2700 sf on three floors plus a basement with WCK Electric in 2009\. They are great and I highly recommend them. As for plumbing, we’ve had a lot of work done but I don’t know what a plumber would charge for an entire job. And obviously depends on your layout. Hopefully someone better informed will answer, but maybe approximately $10,000 for the main stack, $10,000 for the basement, plus $3,000 for each wet room? Or about $50,000 for a small house? FYI just because you are replacing the mechanicals does not mean you are gutting the house. If this is a historic house, it will be more valuable with the original plaster walls, layout, and trim (all of which would be destroyed by a gut). If the plaster walls are in good condition now, you can get a plasterer to seal up the holes created by the mechanicals upgrade throughout the house for about $2,000\. Alternatively, if the walls are flaking or cracked (or ceilings sagging), you’ll need someone to skim coat throughout before you move in and before you do the floors. Prices for this can vary wildly, depending on the skill and type of the workers. Whatever you do, be sure to use mesh tape on every surface to prevent cracks from returning.

masterbuilder | 13 years and 6 months ago

string(1) "1"
object(WP_User)#4828 (8) {
  ["data"]=>
  object(stdClass)#4836 (12) {
    ["ID"]=>
    string(5) "26835"
    ["user_login"]=>
    string(13) "masterbuilder"
    ["user_pass"]=>
    string(34) "$P$BEhqCCOZrWesH0da.UZzi2Nb1a4B.R/"
    ["user_nicename"]=>
    string(13) "masterbuilder"
    ["user_email"]=>
    string(17) "salemfilm@mac.com"
    ["user_url"]=>
    string(28) "/forums/users/masterbuilder/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:15:50"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(13) "masterbuilder"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(26835)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Plumbing maybe $25K depending on heating upgrades.  Electrical maybe $15K.