Is this Estimate to High?

Is this Estimate to High?

Investor · Beaver Falls, PA · Member since 2015 · 275 posts · 82 votes

So we are slowly stepping away from renovating the properties ourselves. I must say that I am enjoying managing the reno much more than I did swinging the hammer. I know that this is largely based on Area. I Wanted to know if someone could look at this estimate and tell me if it fair?

The first contractor that quoted me has renovated one of my other properties before and he has been fast and does good work. He does quote me in one lump and doesn't like to itemize the estimates(Which I hate).

Frame 2 small Door way headers in hallway and drywall area.
Patch 2  4x5 holes in living room ceiling with drywall
Frame 3 x 8 closet in master bedroom and drywall
Trim whole house with baseboard(1300 sft House)
Install 6 interior doors
Install 2 Ext Doors
Install Ext french doors in basement
Install 16 can lights throughout Living room, Kitchen and Hallway including running electricity to cans.
Install Cabinets for kitchen (approx. 12 cabinets uppers and lowers)
Install 1300 sqft of LVP flooring

Quote- He is quoting $12,000 Labor and $9,000 Material. He prefers me to pay him $600.00/day(2-3 man crew). He says he will most likely be able to finish in 4 weeks(12000) and will probably even finish before this so it may be less.

This is in Pittsburgh Pa
The Quote above including all Labor and Material Except the purchase of the cabinets.



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Rental Property Investor · NC · Member since 2018 · 776 posts · 777 votes
6y

@Jonathan Smith where are you getting all those materials for 3k? The cabinets alone are probably around 2k.

@John Matthew Johnston your labor costs are a bit high though IMO. From a contractor perspective, he probably only makes around 5k on this job when it's all said and done. 

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  • Jamie DietzBusiness Member
    Lender · Pittsburgh, PA · Member since 2015 · 176 posts · 90 votes
    6y

    I get concerned when a contractor won't itemize or at least create buckets of labor costs.   Also, never pay for work until its done.   

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  • Moseley, VA · Member since 2016 · 115 posts · 60 votes
    6y

    @John Matthew Johnston

    Seems high on both sides. Material would be around 3k and labor maybe 6k. The only difficult thing about the scope is trim and the flooring. 9k excluding the cabinets is a joke. Just my two cents. Also never pay per day because they will take their time. The way you speed up construction is that the contractor needs to finish a task in order to bill the owner. Also 2-3 man crew at 600 dollars, no way his overhead and hourly rate for a worker is 300-200 dollars a day.

  • Investor · Beaver Falls, PA · Member since 2015 · 275 posts · 82 votes
    6y

    @Jonathan Smith Thanks for the reply Jon!!!

  • Investor · Beaver Falls, PA · Member since 2015 · 275 posts · 82 votes
    6y

    @Jamie Dietz Thanks Jamie!

  • Rental Property Investor · NC · Member since 2018 · 776 posts · 777 votes
    6y

    @Jonathan Smith where are you getting all those materials for 3k? The cabinets alone are probably around 2k.

    @John Matthew Johnston your labor costs are a bit high though IMO. From a contractor perspective, he probably only makes around 5k on this job when it's all said and done. 

  • Moseley, VA · Member since 2016 · 115 posts · 60 votes
    6y

    @Frank Geiger

    That price was excluding the cabinets and only for the doors, lights etc. I agree with your pricing on the cabinets. Arcadia from Lowe’s will run about 1700-22ish which is the bottom line white cabinets.

  • Gary SiverPro Member
    Flipper/Rehabber · Orange Park, FL · Member since 2014 · 180 posts · 83 votes
    6y

    Labor price might be a little high.  Remember you get what you pay for.  $600 a day for a 2-3 man crew is not much, it’s getting harder and harder to find people that know what they are doing and will show up to work.  No one  wants to do physical work any, that’s way prices are going up. Buy the material yourself and save any mark up.  I don’t see that taking more than two weeks with a 2-3 man crew.

  • Investor · Beaver Falls, PA · Member since 2015 · 275 posts · 82 votes
    6y

    @Gary Siver thanks for the reply

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