Are these rehab costs too high?

Question

I have gotten lazy lately when it comes to getting bids for work.  I have been just calling my usual guys and telling them to do the job, then I get the bill and resulting sticker-shock.  This is for a 1,200 SF ranch with 500 SF finished basement.

New 2.5 ton AC unit & coil - $2750

Replumb entire house (1.75 baths) - supplies, wastes, & vents (excl. fixtures) - $5300

Rewire entire house & garage to code - new panel, service ok (excl. fixtures) - $5300

Paint interior 3 colors (walls, ceilings, trim), incl. removing some wall paper, most surfaces required 3 coats, incl. paint utility basement walls & floor - $4650

I'm in a medium-sized midwestern city with average material & labor prices.

J Scott · Answer

Is there a reason you're not getting bids (and contracts!!!) upfront, and negotiating prices before the contractors start the work?

Jon Klaus · Answer

I'd be OK with these prices if you like the quality, speed, and follow up of your usual contractors.  There's a lot to be said for dependability and for you not have to micro manage.

J Scott · Answer

Without knowing where you live, what type of house it is, whether the walls were opened or not, what kind of contractors you were using, how good of a negotiator you are, what the codes are (for the electrical), what type of material was used for the plumbing, what kind of paint was used, etc., it's impossible to tell if the price was good or not.

In general, the HVAC price seems reasonable for all three states where I've rehabbed, the electrical seems reasonable if the codes are pretty strict and that includes a service upgrade, the plumbing seems high for the areas where I've done work (especially if they were allowed to open walls), and the paint seems high.  But, things like wallpaper can be a LOT of work, or not so much.  Things like plumbing can be easy (if there's easy access for the runs) or can be hard (if access is tough).

Perhaps get multiple bids next time...

Russell Brazil · Answer

@Larry Flanagan Those would all be bargain prices in the DC area.

Aaron McGinnis · Answer

Paint may be a touch high, but it doesn't look too bad to me.

Aaron McGinnis · Answer

I missed the wallpaper removal the first time around.

With that in mind, I'd say these prices would be a great deal in Atlanta.

John Weidner · Answer

Seems OK.  Cheap painters can kill a final product quick.  Don't skimp on paint

Bryan C. · Answer

Costs seem within reason except paint...paint seems a bit high but you are getting 3 coats so makes sense.

Are these rehab costs too high?

Most Popular Reply