What are reasonable bathroom remodeling costs?

What are reasonable bathroom remodeling costs?

Homeowner · Bridgeport, PA · Member since 2017 · 7 posts · 3 votes

Hi there,

My wife and I recently bought a house in the King of Prussia area in Pennsylvania. I'm not familiar with bathroom remodel estimates and am trying to get a better sense of how much we should be anticipating spending. We want to replace two walk-in showers that currently have glass doors. 1 shower is 3.5ft by 4.5ft wide by 7.5ft tall. The second shower is 3.0ft by 4.5ft wide by 7.5ft tall. We had one remodeler come out to give us an estimate to redo the two showers. 

They said they would: 

1)take out the old tiles around the shower walls, 

2)replace the floor shower tiles which are currently uneven and result in water pooling in the corners, 

3) and replace the damp drywall behind the tiles on the walls, waterproofing it, and treating any mold before reinstalling high quality acrylic tile boards instead of tiling

We would like them to also add an exhaust to the bathroom that will vent out to the roof but they said they can't do that since they are not licensed in that area. Currently there is no exhaust, so no pre-existing vents to the roof. Also, the house has a flat roof and no attic. Not sure if not having an attic makes it more complex.

They said they offer a lifetime warrantee backed by their company and supported by Good Housekeeping. The quote for two showers was $36k all in (labor and materials), which seems like a lot for two showers (not full bathroom remodels), but I'm not familiar with remodeling costs in general. They said the first bathroom shower space dimensions aren't standard so they require creating a more customized base as well as customized wall acrlyic boards. There definitely is moisture behind the walls. The remodeler pulled out his moisture meter which read 64% on the walls around the shower. The prior owners of the house that had done the bathrooms did the grouting poorly and didn't use the right caulking so it's causing a lot of the tiles to get a little loose. How much can I expect to pay on average per shower (labor and materials combined) in general? Is this price a reasonable price. It's the first quote I've gotten, so it's hard to make out if it's reasonable or not. And how long does a project like this typically take. The remodeler described above mentioned it's a 5-7 day job. This seems fast. 

Appreciate any advice or insight. Thanks

Brad


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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
3y

$36k....? Hell no! That is insane unless you're going with all high-end fixtures and tile, new vanities w granite counters, etc... I would say $5k each would be realistic.

And they can't run a roof vent because they have no license? Yet they can do a shower install? What about the pan test? these guys are scammers.....

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  • Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
    3y

    I'd get some more bids. Seems high but not sure on your area and costs. Try to at least get 3 bids. Do your research on each contractor. See if they have any track history. Usually it's not good to go for the cheapest option but again the bid seems high

  • Real Estate Agent · Philadelphia, PA · Member since 2023 · 81 posts · 40 votes
    3y

    Hi @Bradley​ Lobo,

    I agree with @Caleb Brown that estimate for just two showers seems a little high. If you were doing a whole bathroom remodel that number would make a bit more sense, but not for two showers. I would definitely do some more research and get more quotes from different contractors. I live in the area and know a few good contractors if you want any recommendations! 

  • Rental Property Investor · Philadelphia, PA · Member since 2021 · 774 posts · 500 votes
    3y


    @Bradley​ Lobo - I agree with what has been mentioned so far. Seems high for the scope of work. Now, to get some other contractor quotes I would: Ask Neighbors who recently had work completed who they used, when driving around make note of contractors working in the area and write down their information, go to Home Depot and inquire with their bathroom area to see what contractors they recommend, use a website such as thumbtack.com or angieslist.com... Good Luck!

  • Investor · Pittsburgh, PA · Member since 2015 · 1k+ posts · 1k+ votes
    3y

    @Bradley​ Lobo we do a lot of remodeling since we manage 750 homes and do a lot of flips. 36k is absolutely insane. Unless I am missing something from your details the most it should be is 20k and the least around 8k. For sure get more estimates.

  • Member since 2023 · 216 posts · 133 votes
    3y

    @Bradley​ Lobo You will definitely want to / should always get at minimum of 3 bids, and be sure to let the contractors bidding know that you will be obtaining other bids as well as it lets them know they're not the only show in town.  If you've already gotten other bids don't share bid amounts before they give you their bid (probably not a good idea to share bid amounts or contractors you've gotten bids from with other competing contractors).  

    One thing I do have to say is kudos to the contractor you got a bid from in being honest about their lack of licensing on the exhaust fan.

  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    3y

    $36k....? Hell no! That is insane unless you're going with all high-end fixtures and tile, new vanities w granite counters, etc... I would say $5k each would be realistic.

    And they can't run a roof vent because they have no license? Yet they can do a shower install? What about the pan test? these guys are scammers.....

  • Investor · Member since 2021 · 3 posts · 7 votes
    3y

    Hi, 

    I'm actually having 2 bathrooms remodeled with a similar scope of work in central Florida.
    Replacing drywall, tiles, vanities, fixtures etc. Our main bathroom used to have a tub which we are replacing with a shower. We will spend approximately $12,000 for labor and materials. The bids were all between $10K to $14K. Hope this helps.

  • Member since 2023 · 216 posts · 133 votes
    3y

    @Bruce Woodruff that or they're not looking for work right now so just high bidding everything and if the customer accepts the bid than that is the amount the company felt would be worth the time to do something they don't need.  Not that I agree with that strategy but we both know there are contractors that use that mentality.  

    But I could see the wacky licensing possibly being truthful as the OP is regarding Philadelphia and many larger metro areas are stricter with licenses and permits than other places.  Where I am from a simple HIC license is sufficient for most anything but there are some cities where you need an electrical license to connect or wire in anything not pre-existing.

    It almost seems a scammer, may have said they could install the fan knowing they may not actually be able to.

  • Homeowner · Bridgeport, PA · Member since 2017 · 7 posts · 3 votes
    3y

    Thanks everyone! Really appreciate the advice. Interesting point @Chris Merchant about the high bidding when they are not actively looking for work. Will definitely watch out for that. I will definitely reach out to get more quotes. When talking to general contractors is it normal to mention a budget to them up front or just ask for a bid, so that they establish the first number in the discussion? Also is a shower remodel typically something that can be completed in 5-7 days as the remodeler in the original post had mentioned. What’s like a realistic expectation of how long a shower remodel may take? 

  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    3y
    Quote from @Bradley​ Lobo:

    Thanks everyone! Really appreciate the advice. Interesting point @Chris Merchant about the high bidding when they are not actively looking for work. Will definitely watch out for that. I will definitely reach out to get more quotes. When talking to general contractors is it normal to mention a budget to them up front or just ask for a bid, so that they establish the first number in the discussion? Also is a shower remodel typically something that can be completed in 5-7 days as the remodeler in the original post had mentioned. What’s like a realistic expectation of how long a shower remodel may take? 

    Do NOT mention budget!!! Give them a detailed SOW and wait for them to give you a $$ number. A shower only remodel should cost what we have mentioned and take about 2 weeks for a tiled shower.
  • Member since 2021 · 88 posts · 80 votes
    3y
    Quote from @Bradley​ Lobo:

    Thanks everyone! Really appreciate the advice. Interesting point @Chris Merchant about the high bidding when they are not actively looking for work. Will definitely watch out for that. I will definitely reach out to get more quotes. When talking to general contractors is it normal to mention a budget to them up front or just ask for a bid, so that they establish the first number in the discussion? Also is a shower remodel typically something that can be completed in 5-7 days as the remodeler in the original post had mentioned. What’s like a realistic expectation of how long a shower remodel may take? 

    @Bruce Woodruff  is right, just file that bid in the trash. I cant quite tell the true scope from your post, but it didn’t seem like a full shower gut and new everything, backer and pans etc. sounds like corner showers? 2 tile walls each, 1 glass panel then door end? Not a lot of tile really, if it isn’t a gut new install, with simple tile pattern, no new pan to test, then sure a pro could re-tile couple corner showers in 7, all on site, really easy pattern set. But if there’s new plumbing valves, backer, pan forms, waterproofing etc, seems like a 2 week gig (We were M-F only). Plus shower glass install scheduling? Get more bids, should think it’s under 15k, based on internet idiot from afar knowledge of your situation.

  • Member since 2021 · 50 posts · 35 votes
    3y
    Quote from @Suzet A.:

    Hi, 

    I'm actually having 2 bathrooms remodeled with a similar scope of work in central Florida.
    Replacing drywall, tiles, vanities, fixtures etc. Our main bathroom used to have a tub which we are replacing with a shower. We will spend approximately $12,000 for labor and materials. The bids were all between $10K to $14K. Hope this helps.


     I’m looking for similar work in the Orlando area- can you recommend a good contractor? 

  • Member since 2023 · 216 posts · 133 votes
    3y

    @Bradley​ Lobo Like Bruce said, you do not want to mention a budget unless you want that to be the bid, "Okay, you said your budget for the project is $15,000.00, well good news is after crunching all the numbers the bid comes in right at $15,000.00" that will happen 11 times out of 10.

  • Rental Property Investor · PA · Member since 2017 · 69 posts · 60 votes
    3y

    @Bradley​ Lobo

    For the area that sounds fair for a reputable contractor. Labor only averages about $13k per bathroom and materials cost have increased. Also in that area Contractors are busy never really slows down. Always get multiple estimates.

  • Real Estate Agent · Wilmington, NC · Member since 2021 · 166 posts · 116 votes
    3y

    It definitely sounds high considering they're not even tiling... that number seems crazy and that's coming from higher-priced areas on the beach that I am used to. If you have any local investor friends I'd ask for referrals.

  • Alan AsriantsBusiness Member
    Real Estate Agent · Philadelphia, PA · Member since 2019 · 1k+ posts · 1k+ votes
    3y

    A regular sized 5x8 bathroom remodel costs about 5-6k in labor only 

    one shower, fully tiles, one toilet, one vanity 

    Alan Asriants - New Century Real Estate 590 Reviews
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  • Member since 2022 · 186 posts · 192 votes
    3y

    I’m not sure of labor cost. But I have gutted two 5x8ish bathrooms down to studs and have spent roughly 6k a piece doing most of the labor myself (about 1k in labor from help) that’s all new drywall and everything. I had quote on one of the bathrooms to be at 12k and that was not gutting it. Over 30k is way to high

  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    3y
    Quote from @Christina M.:

    @Bradley​ Lobo

    For the area that sounds fair for a reputable contractor. Labor only averages about $13k per bathroom and materials cost have increased. 

    For a shower replacement? I seriously doubt that, not even in Beverly Hills...
  • Real Estate Agent · Nashville, TN · Member since 2015 · 2k+ posts · 2k+ votes
    3y

    This is very difficult to tell, but yes it does seem high...

    Most recent remodel I did was a high end remodel. Here was the cost for 3 bathrooms:

    Demo: 700

    Custom cabinets - installed: 12k

    Counter tops - installed: 4.8k

    Tile: 6.2k

    Tile labor: 9.2k

    Tile install materials: 1.1k

    Shower doors: 2.8k

    Fixtures - installed: 1.1k

    Light fixtures - installed: 1.2k

    Plumbing and electrical trim out: 500

    Paint: 2k

    That comes out to $41.6k total for a full renovation on 3 bathrooms with high end finishes. 

    Hope this helps give you a better idea...

  • Rental Property Investor · PA · Member since 2017 · 69 posts · 60 votes
    3y

    @Bruce Woodruff

    Been in this market since the mid-90s and only sharing my experience. I would never comment on an area or market I have no experience.

    Professional Contractors in this area would not even be interested in such a small job - they want the large jobs. They add a PIA Fee.

    Three years ago had a 3/1 in Philadelphia went through HD for an estimate bathroom remodel $15k no tile, no gut. Simple. We just sold the property as is.

    For the Vent the Contractor was correct to say he wasn't licensed. Although our Contractor would have found someone that was licensed or referred us to someone. The Townships in their area are tough to work with and will pull your license in a second. Often neighbors will report or call the Township to determine if permits were pulled.

    We pay top dollar for our Contractor his Labor Cost are high but he finishes the job on time and budget. We have learned the hard way and lost over $250k could be more over the years to unprofessional (I am being kind) contractors.

    We have been on a waiting list with our Contractor for a couple of months. We are willing to wait. The best Contractors in this area are booked out until September - some through the end of the year. Good Labor is hard to come by.

    Materials are a premium and also Labor is just not the actual work - it includes time to purchase supplies, workman's comp, insurance, fees, etc.

    I reviewed the post with my husband before reading your reply and he said that sounds correct.

    The Professional Contractors name their price take it or leave it - our Contractor tells us stories how people take the low bid then call him back after a year. Asking him to fix or finish the job he refuses the work.

  • Member since 2022 · 186 posts · 192 votes
    3y
    Quote from @Luka Milicevic:

    This is very difficult to tell, but yes it does seem high...

    Most recent remodel I did was a high end remodel. Here was the cost for 3 bathrooms:

    Demo: 700

    Custom cabinets - installed: 12k

    Counter tops - installed: 4.8k

    Tile: 6.2k

    Tile labor: 9.2k

    Tile install materials: 1.1k

    Shower doors: 2.8k

    Fixtures - installed: 1.1k

    Light fixtures - installed: 1.2k

    Plumbing and electrical trim out: 500

    Paint: 2k

    That comes out to $41.6k total for a full renovation on 3 bathrooms with high end finishes. 

    Hope this helps give you a better idea...


     Luka I’m thinking this sounds pretty good. If I read correctly that’s about 13k a room with extensive work.

  • Property Manager · Charlotte, NC · Member since 2022 · 269 posts · 135 votes
    3y

    Yeah just like some of the others in here, around 5k-8k.

  • Dave SpoonerPro Member
    Rental Property Investor · Cincinnati, OH · Member since 2020 · 869 posts · 823 votes
    3y

    The more bids the better. From a knee-jerk response, like most in here, something around 5k-7k makes sense.

  • Member since 2019 · 5 posts · 1 vote
    3y

    I read some of your posts and my situation is on a much smaller scale. I am renovating my tile shower and I don't know what is a fair cost for the job. The shower is 4ft by 5ft with a half wall bordering the jacuzzi tub. Wall has glass rising to about 7 ft as do the tile walls. There is also a glass swinging door. I know costs a different across the country but any guidance you can provide would be helpful.

  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    3y

    @Christina M. I feel your pain....finding a good honest Contractor is hard nowadays, always has been...

    I'm still saying that $15,000 for a shower kit/panel replacement job is ridiculously high.....

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