Is there a rule of thumb for siding and windows?

Question

Trying to get rough numbers on a rehab. I have under contract a 2,200 sq ft colonial that needs all new vinyl siding, trim and windows. Would be tearing off old wood siding. Curious what your budget numbers would look like on this type of project. I know it varies just curious how you guys/gals budget this?  19 various sized windows (nothing custom) and 2 sliders.  Any help would be appreciated.

Brian Pulaski · Answer

@Matt Foster keep in mind with replacements style windows (at least the ones I have done) the sider now has to wrap all of the old window frames/brickmould in aluminum, verse a new construction window simply going in. The house I had a similar scope took longer to do this than the new construction windows. With that said, you can actually have the windows done before the siding, verse all at the same time.

Matt Foster · Answer

@Brian Pulaski Replacement windows.  The ones in there currently are wood, beaten down and about 75% of them don't close properly.  I don't think they were installed very well in 1998 to begin with is my guess.  Appreciate the numbers.

@Michael Hayworth thanks for the advice.  It definitely doesn't have to be vinyl and doing a quick google search on the siding you recommended seems more appropriate for this home.  Really appreciate the tip.  This will be the first house I had re-sided so learning on the go here!

Brian Pulaski · Answer

@Michael Hayworth I'm assuming the market is very different in Texas than Michigan. I believe windows will be a much larger deal up in the cold climates than down south. It does also depend on the home. Every 1950s-1960s house I have done needed windows (unless they had been replaced already). Poorly functioning, ugly and broken aluminum or wood windows stick out terribly on a renovated flip. My mid 1980s home with double pane windows, I did and would not have replaced.

Michael Hayworth · Answer

First, why vinyl? Is that the predominant siding in your area? Vinyl is only on low-end homes in our area, though I know it's more common in other areas of the country. Supposedly, vinyl is cheaper, but I've seen some really high prices quoted on it down here. Maybe that's different in your area.

The best, most cost-effective siding I've found to use is the 4x8 panel siding from Hardie or LP Smartside. It lasts forever (Hardie has a 30year warranty, Smartside a 50 year), comes pre-primed for paint, and is very quick to install. If you install it properly, it should be cheaper than either vinyl or lap siding, and gives a great look.

Then a couple notes on windows:

1) You should be able to find a decent contractor in most areas of the country to do replacement windows for $350-400/window average. That would be energy star rated, double pane, white vinyl windows. Ignore any sales BS about why you should buy more expensive windows. The worst double pane vinyl windows of today are pretty damn good, and way better than any windows from 20 years ago. The installer is actually more important than the window. There's one installer in our area known for cheap prices - well, he pays his install crews about half the going rate, so he gets the drunkest guys who can't get work from anyone else, and they just slap those things in with hardly any caulk or weather sealing. For $20 more/window, there are 8 other companies that do an excellent job.

2) Beware spending money on windows. Do they really need to be replaced? You will NEVER get your money back spending on windows. Unless they're falling out, I leave the original windows in, clean 'em up to make 'em look good -even if they're old aluminum or wood single pane windows - and spend as little as I can. People spend for pretty, not for infrastructure.

Brian Pulaski · Answer

New construction windows or replacement windows? For this exact scope of work on an 1800 SF colonial, with a 2 car garage in New England, I received a quote of $28,000. He was also doing 3 exterior doors. We agreed to wider corner trim, being a garrison a larger bottom trim at the second floor, windows (new construction) and doors would all have built in J channel. I ended up buying the doors and windows myself and saved a few thousand dollars that way. I believe I was in the neighborhood of $25,000 all in.

If I had my spreadsheets I could give you exact #s, however my hard drive crashed just after that house was completed.

Is there a rule of thumb for siding and windows?

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