Please critique this flooring quote

General Landlording & Rental Properties
6yFollow

Please critique this flooring quote

Account Closed
Rental Property Investor · Harrisburg, PA · Member since 2019 · 77 posts · 20 votes

Hello all, I am a newbie investor- bought my 1st out of state rental . The property is a 3bed 1.5 bath- needs new LVP flooring in kitchen/living room/hallway/bathroom and basement . Bedrooms have hardwood- which need to be refinished.  Total home size is 2000 sft, finished above ground is 1000 sft.

I got a quote that seems high to me (when compared to other quotes) - I am copy pasting it here . As I have no experience in this, would appreciate any suggestions.

Flooring:
• Living Room / Hallway: Remove living room and hallway carpet, including padding and tack
strips (approximately 300 square feet), legally dispose. Provide and install new LVP. Cost is
based on Lumber Liquidators #10044289. Provide and install approximately 75 linear feet of
new clear shoe molding. Cost has been included to stain and polyurethane new shoe.
o Total Cost: $3,224.00
• Hardwood Refinishing – Remove shoe molding throughout all three (3) bedrooms, legally
dispose. Cost includes rough and finish sanding existing hardwood floors, applying stain, and a
minimum of three (3) polyurethane coats on approximately 450 square feet. Provide and install
approximately 170 linear feet of new primed shoe molding in all three (3) bedrooms.
o Total Cost: $2,689.00
• Bathroom – Remove existing vinyl flooring, legally dispose. Replace underlayment as
necessary. Provide and install new LVP (cost based on lumber liquidators #10044289),
approximately 35 square feet. Provide and install approximately 15 linear feet of new primed
shoe molding.
o Total Cost: $450.00
• Kitchen – Remove existing vinyl flooring, legally dispose. Replace underlayment as necessary.
Provide and install new LVP (cost based on lumber liquidators #10044289), approximately 170
square feet. Provide and install approximately 40 linear feet of new primed shoe molding.
o Total Cost: $2,186.00
• Basement – Provide and install new LVP (cost based on lumber liquidators #10044289),
approximately 390 square feet. No cost for new subfloor. Cost includes providing and installing
approximately 80 linear feet of new primed ranch base molding.
o Total Cost: $3,523.00

o Total Flooring Cost: $12,072.00

2Reply
153 views

Most Popular Reply

Brian Beck
Flipper/Rehabber · Fredericksburg, VA · Member since 2018 · 96 posts · 58 votes
6y

@Michael King is accurate, if you are comfortable and have the time (especially with the LVP) you could save a ton by doing it yourself.  I tell our homeowners this all the time, floating floors go down quickly once you get past the first two or three courses and get your spacing down, the bulk of the cost is in the installation.

With regards to your quote above, as a Class A General Contractor in Washington DC, we'd charge the below:

Living Room/Hallway:  ~$2,550,  if you go directly thru our flooring subcontractor you are probably closer to $1925.

Hardwood Refinish: $3,050 (GC), $2,300 (Flooring Vendor)

Bathroom (Assumes Toilet is Pulled): $350 (GC), $265 (Flooring Vendor)

Kitchen: $1550 (GC), $1150 (Flooring Vendor)

Basement:  $3120 (GC), $2,350 (Flooring Vendor)

Total:  $10,620 as a general contractor, If you were to go direct to our flooring vendor it'd be closer to $8,000

Based on what I know our flooring contractors pay for the work, the sand/refinish at $6/Ft may have a little wiggle room depending on the company's structure and overhead.  The prices on the LVP seem a little high.   Definitely paying General Contractor pricing (not custom home pricing, but GC pricing none the less based on DC pricing.

I'd get a few other bids from local vendors to do your due diligence.  I wouldn't recommend necessarily going with the cheapest bid purely on price, as a contractor I've made that mistake before with subcontractors.   Their is some truth to the 'You get what you pay for.'   I'd recommend getting a few more bids and check their references and confirm their licensing is in order also.

Hope that helps, if you do have questions, please don't hesitate to ask!

9Reply
See this reply in the discussion

51 Replies

Jump to latestLatest
  • Brian Beck
    Flipper/Rehabber · Fredericksburg, VA · Member since 2018 · 96 posts · 58 votes
    6y

    Where is the home located (City/State)? Is the subflooring seem to be in good shape (no soft spots)?

    I will be in the office tomorrow and would be happy to run those costs in our system and let you know roughly what the going rates here in DC/NoVa area.   

    2Reply
  • Michael King
    Rental Property Investor · Navarre, FL · Member since 2019 · 913 posts · 640 votes
    6y

    I paid Lumber Liquidators $10K once to install 1200sf of engineered hardwood. 

    A few months later I realized how easy it was and how much money I could have saved. A few years later I installed nearly the same size area for $1000.

    Consider doing it yourself or get some more bids.

    7Reply
  • Account Closed
    OP
    Rental Property Investor · Harrisburg, PA · Member since 2019 · 77 posts · 20 votes
    6y
    Originally posted by @Brian Beck:

    Where is the home located (City/State)? Is the subflooring seem to be in good shape (no soft spots)?

    I will be in the office tomorrow and would be happy to run those costs in our system and let you know roughly what the going rates here in DC/NoVa area.   

    Thank you. 

    it's in Harrisburg,  PA.

    I am unsure of the sub floor yet..

    0Reply
  • Account Closed
    OP
    Rental Property Investor · Harrisburg, PA · Member since 2019 · 77 posts · 20 votes
    6y
    Originally posted by @Michael King:

    I paid Lumber Liquidators $10K once to install 1200sf of engineered hardwood. 

    A few months later I realized how easy it was and how much money I could have saved. A few years later I installed nearly the same size area for $1000.

    Consider doing it yourself or get some more bids.

    Wow that's a huge drop. 

    1Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    6y

    Yikes, that would be my while rehab budget.

    Get a quote for the material.

    Then find a competent handyman to quote installing the flooring.

    7Reply
  • Brian Beck
    Flipper/Rehabber · Fredericksburg, VA · Member since 2018 · 96 posts · 58 votes
    6y

    @Michael King is accurate, if you are comfortable and have the time (especially with the LVP) you could save a ton by doing it yourself.  I tell our homeowners this all the time, floating floors go down quickly once you get past the first two or three courses and get your spacing down, the bulk of the cost is in the installation.

    With regards to your quote above, as a Class A General Contractor in Washington DC, we'd charge the below:

    Living Room/Hallway:  ~$2,550,  if you go directly thru our flooring subcontractor you are probably closer to $1925.

    Hardwood Refinish: $3,050 (GC), $2,300 (Flooring Vendor)

    Bathroom (Assumes Toilet is Pulled): $350 (GC), $265 (Flooring Vendor)

    Kitchen: $1550 (GC), $1150 (Flooring Vendor)

    Basement:  $3120 (GC), $2,350 (Flooring Vendor)

    Total:  $10,620 as a general contractor, If you were to go direct to our flooring vendor it'd be closer to $8,000

    Based on what I know our flooring contractors pay for the work, the sand/refinish at $6/Ft may have a little wiggle room depending on the company's structure and overhead.  The prices on the LVP seem a little high.   Definitely paying General Contractor pricing (not custom home pricing, but GC pricing none the less based on DC pricing.

    I'd get a few other bids from local vendors to do your due diligence.  I wouldn't recommend necessarily going with the cheapest bid purely on price, as a contractor I've made that mistake before with subcontractors.   Their is some truth to the 'You get what you pay for.'   I'd recommend getting a few more bids and check their references and confirm their licensing is in order also.

    Hope that helps, if you do have questions, please don't hesitate to ask!

    9Reply
  • Account Closed
    OP
    Rental Property Investor · Harrisburg, PA · Member since 2019 · 77 posts · 20 votes
    6y
    Originally posted by @John Underwood:

    Yikes, that would be my while rehab budget.

    Get a quote for the material.

    Then find a competent handyman to quote installing the flooring.

    Thanks for confirming what I suspected! This quote is crazy 

    0Reply
  • Ryan Davis
    Investor/Contractor · Moore, SC · Member since 2017 · 54 posts · 28 votes
    6y

    I agree with @John Underwood. 

    Make sure to ask for references from the handyman.

    1Reply
  • Will C.
    Rental Property Investor · Richmond, VA · Member since 2016 · 279 posts · 133 votes
    6y

    @Account Closed this quote seems high for me in Richmond Va. LVP should be about ~$2 sqft to install by flooring company (cheaper for handyman) plus whatever it costs to buy. So for example using the item# in quote, your living room/hallway should be $1400-1500 material+install, little more added to demo. They make shoe molding that already matches the LVP so not sure why they would be staining shoe, seems unnecessary for a rental?? I think the hardwood refinishing is about 1K too heavy too. Look on groupon for deals, I caught a refinishing deal once where three bedrooms cost a total of $900 to sand and refinish with 2 coats poly. 2 coats is a little slim but hey its a rental.

    1Reply
  • Account Closed
    OP
    Rental Property Investor · Harrisburg, PA · Member since 2019 · 77 posts · 20 votes
    6y

    @Brian Beck

    Thanks a ton for your time!. That's a great breakdown of costs. I will use this as a reference point when getting more bids. 

    0Reply
  • Account Closed
    OP
    Rental Property Investor · Harrisburg, PA · Member since 2019 · 77 posts · 20 votes
    6y

    @Will C.

    Thanks. Never knew I could look on Groupon for remodel. Awesome.

    0Reply
  • Brian Beck
    Flipper/Rehabber · Fredericksburg, VA · Member since 2018 · 96 posts · 58 votes
    6y

    @Ani Kap No problem at all.

    Just keep in mind the location and local prices will vary. Going directly to a smaller flooring subcontractor will usually result in lower cost that a larger general contractor style set up, And always do year research on whoever it is you hire to verify their reputation and that they will be in business down the road should a warranty issue arise.

    2Reply
  • Caleb Heimsoth
    Rental Property Investor · Durham, NC · Member since 2016 · 7k+ posts · 7k+ votes
    6y

    @Ani Kap. You’re going to pay a lot being out of state, that’s just how it is. A handyman could be cheaper but if they do it wrong or run off with your money (highly likely if you’re not around) it could cost you more.

    3Reply
  • Jacob Villalobos
    Whittier , CA · Member since 2013 · 176 posts · 96 votes
    6y

    I'm spending $2 bucks per square foot to install flooring and about $1.50 a sq foot for the materials(12mm laminate)

    If it's going to be a long term rental I would suggest spending the extra $(about 2 bucks per square in my area) to get a vinyl plank flooring that's 100% waterproof   

    4Reply
  • Chuck Fagala
    Contractor · Marion, OH · Member since 2018 · 7 posts · 9 votes
    6y

    @Ani Kap

    As a contractor, I think you are being quoted a very high labor rate. The LVP is $2.59/sqft on lumber liquidators website. Removal and disposal of existing material should not cost very much. We generally charge approx $200/room for removal and disposal. That is a labor rate of $40/hr and $95/ton disposal.

    The hardwood is another story. That is a very labor/time intensive project. I will not say the rate is unusually high, just a bit on the high side for my area. I wish we could get out your way and provide you an estimate. It would likely be 2/3’s or less than what you got quoted.

    As others have said, if you can DIY the project, you will save a TON on the project! Good luck!

    3Reply
  • Shadonna N.
    Developer · . · Member since 2014 · 520 posts · 162 votes
    6y

    Agree with other posters.  Do as much of the project you can.  Hire someone from TAKL or Handy to pull carpet.  Those services also provide a guarantee on work.  Disposal is cheap.  After everything is bagged up, hire a trash service to pick it up and dispose.  If the floor is in good shape you will be coming in way cheaper.  How much does Lumber Liquidators charge these days to install. It kinda looks like he is going to do the hardwood refinishing himself and pull in someone else for the rest of the flooring.  It looks like there is more of a markup.  Good Luck.

    1Reply
  • Syed H.
    Developer · NY/NJ/PA · Member since 2018 · 758 posts · 935 votes
    6y

    probably would cost me about 50% less, but I have some scale and buying power.
    Should be about 15-20% cheaper for a regular Investor who is outsourcing everything to a GC

    1Reply
  • Account Closed
    OP
    Rental Property Investor · Harrisburg, PA · Member since 2019 · 77 posts · 20 votes
    6y

    @Chuck Fagala

    @Shadonna N.

    It does appear as if they are charging me NJ/NY/ cheat the newbie rates! . Glad to have BP pro's cross check this quote.

    Unfortunately, I cannot do any this myself as am not handy/ no time/ live 2.5 hours away. So I will have to rely on other people. 

    Thank you for all your suggestions.

    0Reply
  • Kyle Nelson
    Polson, MT · Member since 2017 · 115 posts · 105 votes
    6y

    First off, don’t buy floors from lumber liquidators. Call a local flooring company and get a bid. That looks high for a lot of reasons to me. I’m a floor pro by trade and those are steep prices . Don’t be surprised to pay that in downtown Seattle/NYC/San Fran but it’s too high for PA. Lumber Liquidators peddles mostly junk and has a terrible reputation with pretty much anyone that has above basic flooring knowledge.

    3Reply
  • Account Closed
    OP
    Rental Property Investor · Harrisburg, PA · Member since 2019 · 77 posts · 20 votes
    6y

    @Kyle Nelson

    noob question again- by local flooring company- do you mean a flooring subcontractor or a flooring material supplier or both.  Where do these flooring companies get their material from.

    0Reply
  • Kyle Nelson
    Polson, MT · Member since 2017 · 115 posts · 105 votes
    6y

    I would go with a local shop that hires independent subcontractors. They will generally get materials from reputable manufacturers like Shaw, Mannington, Armstrong. LL is knock-off grade products, mostly.

    1Reply
  • Karl B.
    Rental Property Investor · Erie, PA · Member since 2015 · 1k+ posts · 2k+ votes
    6y

    I had a bunch of people quote me flooring instillation per square foot. I was not happy with the cost. I had my handyman and his assistant guy do it (they charge by the hour which I prefer) and it came out way cheaper and they did a great job (it was luxury vinyl - Armstrong Vivero Better Integralock) (the instillation seriously came out to around $1 SQFT.). 

    1Reply
  • Account Closed
    OP
    Rental Property Investor · Harrisburg, PA · Member since 2019 · 77 posts · 20 votes
    6y

    @Karl B.

    Do these handymen need license/insurance/workers comp and all that or that's just for contractors. Thanks.

    0Reply
  • Jim K.
    Handyman · Pittsburgh, PA · Member since 2018 · 5k+ posts · 13k+ votes
    6y

    @Account Closed

    You're getting the retail homeowner treatment, that's for sure, but that's not an incredibly high amount for central PA. When you play in that cabbage patch, you should realize that reputable flooring contractors in the area have all the retail work they can handle. Pennsylvania is the second-oldest state in America, packed full of senior citizens who can't do any of their own work, with absentee children who will not come home to work on their parents' house, and fewer than average young people and immigrants, especially somewhat reliable young people and immigrants, available or willing to work cheaply in the gig economy. The current median housing age in the USA is 37 years old. It's much higher in most of PA. The houses need lots and lots of maintenance. That's the main reason why I went with the DIY approach in western PA, that's why you're getting shafted in Harrisburg. It is also a big reason why housing prices are so low in the area.

    Price aside, there are a few points in the quote that you should look at:

    1. Your living room and hallway are slated to receive new stained and polyurethaned shoe molding over LVP. Where your hardwood is being refinished, you're getting primed shoe molding. You should look into flipping that around.

    2. In the bathroom and kitchen, you're getting primed shoe molding as well. You should look into PVC shoe molding for your bathroom and probably your kitchen as well.

    3. In the basement, you're getting "primed ranch base molding." You should look into getting that in PVC as well.

    4. This guy's not planning on painting any of the primed molding. Which is kind of bulls**t, because all he has to do is paint the molding quickly before he installs and then follow up with a touch up brush after he gets the molding in. That should be significantly easier, cheaper, and neater than painting the molding in place later to match existing floor trim or the walls.

    Every person you hire to work independently on your house in PA is supposed to be a registered and insured home improvement contractor with a six digit registration number in the form PA###### that you can look up through the PA Attorney General website. There is no separate handyman licensing/registration in PA. That number should be on any quote you get from them, any promotional material, any professional vehicle. If you hire people and they don't loudly and proudly advertise their number, you're practically guaranteed to be hiring a non-registered handyman and have no legal recourse when they screw you over.

    8Reply
  • Karl B.
    Rental Property Investor · Erie, PA · Member since 2015 · 1k+ posts · 2k+ votes
    6y
    1Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free