Winston-Salem GC Estimate Review
Hey Y'all!
TLDR; I have a 2bd/1.5br in Winston-Salem. We have a quote from a GC in the attached image. Let me know your thoughts!
We're doing a full cosmetic on a 2/1.5- bi level on a hill that allows basement to open to the back yard. We're replacing HVAC, finishing the basement, adding an egress, and a bd. Standard ticket items: stainless steel appliances, LVP, tile BRs, cabinetry apply.. Full scope below. There is a concern with part of the living room dropping slightly- it doesn't appear to be any damage to the joist so curious if anyone's had this issue before? Another big ticket item is on the porch- it's about 80 sqft of concrete that we may break up and do over. Unsure what to budget there. Any help on these would be great!
@Kegan B. additionally, it is roughly 1000 sqft between ground, top levels- excluding basement.
Quote from @Jon Martin:
sorry if you can't see the image! Here's a copied breakdown here:
| Line Item | Description | Scope of Work | Number of Materials | Cost of Materials | Number of Labor Hours | Cost of Labor Hours | $ Budget |
| Cleanout & Hauloff | Any necessary demo & hauloff | Light | 0 | $ - | 18 | $ 50.00 | $ 900.00 |
| Wall Texture Repairs | Miscellaneous | Light | 8 | $ 8.00 | 8 | $ 20.00 | $ 224.00 |
| Interior Paint | Repaint Interior | Light | 900 | $ 0.50 | 12 | $ 40.00 | $ 930.00 |
| Exterior Paint | Repaint exterior if not sheathing | Light | 900 | $ 0.50 | 8 | $ 50.00 | $ 850.00 |
| Carpet & Vinyl Floors | Installation of LVP throughout home except BRs. | Moderate | 1100 | $ 2.00 | 20 | $ 20.00 | $ 2,600.00 |
| Tile Floors | Installation of tile into BRs. | Light | 80 | $ 6.00 | 10 | $ 40.00 | $ 880.00 |
| Wood & Laminate Floors | N/A | 0 | $ - | 0 | $ - | $ - | |
| Countertops & Backsplashes | Backsplash over kitchen /bathroom sinks | Light | 4 | $ 40.00 | 4 | $ 50.00 | $ 360.00 |
| Kitchen Appliances | Refrigerator, range, microwave; *Possible dishwasher | Moderate | 3 | $ 250.00 | 3 | $ 50.00 | $ 900.00 |
| Plumbing Fixtures | Miscellaneous | Light | 8 | $ 40.00 | 8 | $ 20.00 | $ 480.00 |
| Electrical Fixtures & Devices | Miscellaneous | Light | 8 | $ 40.00 | 8 | $ 20.00 | $ 480.00 |
| Interior Trim Carpentry | N/A | 0 | $ - | 0 | $ - | $ - | |
| Hardware & Accessories | Miscellaneous | Light | 8 | $ 8.00 | 8 | $ 10.00 | $ 144.00 |
| Landscaping | Trim lawn, bushes, trees | Light | 0 | $ - | 10 | $ 40.00 | $ 400.00 |
| Door replacement | N/A | 0 | $ - | 0 | $ - | $ - | |
| Tub & Surround | N/A | 0 | $ - | 0 | $ - | $ - | |
| Shower Stall | *Possible shower tile clean/reglaze | Light | 0 | $ - | 0 | $ - | $ - |
| Cabinets | Full Kitchen Install | Moderate | 8 | $ 160.00 | 6 | $ 80.00 | $ 1,760.00 |
| Garage Door | *Possible garage door installation | Light | 1 | $ 650.00 | 6 | $ 35.00 | $ 860.00 |
| Cut Glass Windows & Mirrors | N/A | 0 | $ - | 0 | $ - | $ - | |
| Hot Water Heater | N/A | 0 | $ - | 0 | $ - | $ - | |
| Electric Service Panel | Ground new electrical installs | Light | 1 | $ 100.00 | 6 | $ 20.00 | $ 220.00 |
| Roof | N/A | 0 | $ - | 0 | $ - | $ - | |
| HVAC System | Replacement of sole heating system for heating/cooling system | Moderate | 1 | $ 2,600.00 | 30 | $ 40.00 | $ 3,800.00 |
| Insulation | N/A | 0 | $ - | 0 | $ - | $ - | |
| Sheetrock Replacement | *Dependent upon opening main floor plan by removing walls | Light | 8 | $ 35.00 | 8 | $ 30.00 | $ 520.00 |
| Plumbing Systems | *Dependent upon moving of main BR toilet, sink for better BR layout | Light | 2 | $ 45.00 | 4 | $ 40.00 | $ 250.00 |
| Window Replacement | Replacement of windows throughout. Expansion of basement window to code to allow basement as living space. | Moderate | 7 | $ 325.00 | 6 | $ 125.00 | $ 3,025.00 |
| Electric Rewire | Basement outlets, lights wiring; | Light | 20 | $ 10.00 | 8 | $ 20.00 | $ 360.00 |
| Exterior Siding & Trim | Fix Soffit/Fascia; Gutters | Light | 9 | $ 65.00 | 12 | $ 20.00 | $ 825.00 |
| Framing | N/A | 0 | $ - | 0 | $ - | ||
| Foundation Repair | *Dependent upon if bowed floor is an issue from foundation | Moderate | 9 | $ 80.00 | 9 | $ 80.00 | $ 1,440.00 |
| Fireplace & Chimney | N/A | 0 | $ - | 0 | $ - | $ - | |
| Exterminator / Pest Control | N/A | 0 | $ - | 0 | $ - | $ - | |
| Basement Waterproofing | Fix Leaks, Mold Remediation | Light | 5 | $ 50.00 | 12 | $ 40.00 | $ 730.00 |
| Wood Decks & Patios | Fix Patio | Moderate | 15 | $ 40.00 | 15 | $ 35.00 | $ 1,125.00 |
| Fence | N/A | 0 | $ - | 0 | $ - | $ - | |
| Concrete Flatwork | N/A | 0 | $ - | 0 | $ - | $ - | |
| Pool Demolition or Repairs | N/A | 0 | $ - | 0 | $ - | $ - | |
| Permits & Inspections | *Dependent upon basement / basement window, foundation | Light | 1 | $ 82.00 | 1 | $ 82.00 | $ 164.00 |
| General Contractor Fees | GC | Moderate | $ 1,000.00 | ||||
| Contingency | Miscellaneous | Light | $ 2,522.70 | ||||
| Total Construction Cost | $ 27,749.70 |
it’s strange, when I use chrome on a laptop it won’t let me zoom in but now I can on my mobile. I only have experience with one full rehab in the state just south of you. Given how many small items you have but with also a handful of moderate items, $27k seems reasonable (death by a thousand paper cuts haha).
Quote from @Jon Martin:
it’s strange, when I use chrome on a laptop it won’t let me zoom in but now I can on my mobile. I only have experience with one full rehab in the state just south of you. Given how many small items you have but with also a handful of moderate items, $27k seems reasonable (death by a thousand paper cuts haha).
thanks for letting me know! yeah, for some reason loading the spreadsheet simply was not cooperating but i appreciate ya takin the time to dive in anyway. appreciate it!