What stuff costs?

Question

Some recent threads have provided good insight to the cost of carpet, windows, hvac...

It would be helpful to me to hear what others pay for hardwood, granite, porcelain, roofing, etc.  My contractor does everything from A-Z and provides all-inclusive bids.  Is this the way to go or should I know the cost of his materials?  I feel like I can keep him honest if I could split out labor.  For my next rehab, I plan to get other bids.

I like and trust my current contractor but have found in the past that they can get a little too comfortable on their bids after a number of jobs.  For example, I never paid his first bid amount and we seem to be settling about 20% down on each job.  So I figure he now just starts off 20% higher.

I do have him split out each portion of the job (ie; paint, carpet, tile, kitchen cabs, etc).  Do any of you ask for materials costs?

J Scott · Answer

We go through the bid room at Home Depot for nearly all our finish materials.  We generally get about 15% off retail, which is similar to what the larger contractors can get, but they'll generally want to mark up the materials, which negates the discount for us.

Plus, by buying ourselves, we can more easily manage the budget, don't have to audit our contractors for material purchases and ensure that the finishes we use are the EXACT finishes we want, not just similar materials...

Chris Calabrese · Answer

Like J Scott, I buy all of my materials myself, including most building materials.  As an example, I just bought a Goodman packaged heat pump for about $2100 from Ingram's Heating & Air (online), and my HVAC guy couldn't get something comparable for under $3000 because his company marks up equipment.  I also find that I can get fixtures, fans, tile, and other finish materials cheaper from Lowe's than anyone else can.  We do most work ourselves anyway, but for stuff we hire out, it keeps our contractors honest and we know exactly what we're paying for labor.

Jason Davis · Answer

Craigslist s a blessing.  Search under skilled trade.  I tell them to bring a copy of lic, insurance and a list of references.  If they show up without it, I don't accept the bid.

I also schedule them to show up at the same time.  I create competition for the work.

In calling the named HVAC guys in town the bids for a 2 ton, 13 seer heat pump was $4500 to $5200.  I did not like that and looked on CL.  Found several.  Some where not legit. You will know right away.  I accepted a bid of $2800 for a York.  The guy is a young guy who has 6 yrs experience and opened his own shop 2 yrs ago.  I liked him too.  Not the lowest bid but I feel comfortable.

By the way I am in Richmond, just South on 95

Shop and moe them ern your business t a price you like.  I Lao m citing as my own PM on my jobs, no GC.

J Scott · Answer

I always purchase finish materials myself, and only allow my contractors to bid the labor and building materials.  This way I know that the bids can be compared apples-to-apples and also because I can generally get finish materials cheaper than my contractors.

Plus, you can easily price finish materials by spending a few hours at Home Depot or Lowe's, walking the aisles and taking notes.

J Scott · Answer

Unfortunately, any information from those outside of Washington, DC (where I assume you invest, based on your profile) will be relatively meaningless.

For example, I would spend about $140 per square for a tear off and re-roof.  But, I know that an investor friend in D.C. spends quite a bit more than that.  And I'm sure his prices would vary based on the contractor(s) he used, whether they were roofing specialists, etc.

Pat Bahn · Answer

a good contractor is worth a lot.
I found it generally better to stick with a known contractor as long as the work remained high.  I dumped my HVAC guy when he stopped doing my work and sending apprentices. Nice kids but they were screwing up details.
My plumber i kept until he retired, because he always did first class work.

NA Foster · Answer

Thanks again J Scott-I guess Home Depot forgot to tell me about any "the bid room" so I'll ask next trip.

NA Foster · Answer

J Scott-Thanks for your advise.  Can you say HOW you are able to
 get finish materials cheaper than your contractors. Do you shop until you drop?

Cheryl C. · Answer

Good point J. Scott, but I would imagine many of the materials cost the same (from big box stores, lumber liquidators' etc.).  Do you get a breakout for labor?

Ed L. · Answer

Here's some cost on my Rental Property Rehab. 2Br. 1ba. 1,000 sq/ft

Paid $26,900, but got back $1000 in RE Commission.

Install 2ton Rheem H/A with all ductwork and Registers  parts $2,800+ $600 labor (Cheap IMO)

Paint walls, ceiling, & cabinets.  $1,200 labor + 275 paint

Ceramic Tile the counters & Backsplash $275 labor+$150 Material

Attic had no insulation.  Cost $500 material + $100 labor

No Glue Vinyl Flooring  with Fiberglass backing (Kitchen,Dining, Bathroom) cost $800 Install + Material.

Paid 350 Labor to install 3 Ceiling Fans, 5 Light fixtures, and change out all the plumbing fixtures in bathroom and kitchen.

Replace 3 Broken Window Panes. $100.00

Still waiting on bill from electrician to change out all the outlet receptacles and switch plate.  Labor was 80 per hr. for 2guys.  They moved pretty fast.  I'm estimating about 3-4 hrs.

I received a quote to re-shingle the entire roof for $3,200.00  I believe it was like $150.00 per square on the roofing.  Roof is fine now.  Probably has 7-10yr useful life remaining.

I was planning on refinishing the hardwood floors in the living, hall, & bedrooms, but tenant moved in early.    Quote for $600.00

I spent  more than I planned, mainly due to the decision to go Central Heating and Air.  It's now nice enough that I wouldn't mind living there.

I didn't use a General Contractor.  Would have been easier, but I have yet to find a reasonable one in my area.

What stuff costs?

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