Calculating Demo Costs in Eastern NC

5 Replies

Good morning BP!

I’ve found a property that will need to be gutted down to its studs but as neither of my previous properties needed much demo, I’m having a hard  time figuring out how much I should estimate for rehab. It’s a pretty big house (almost 2300sqft), so numbers I’ve seen online (like $2/sqft) seem unrealistic for so much work. Does anyone in the Wilmington, Jacksonville, Hampstead area of an idea of how much a full demo job around here should cost? 

Thanks! 

In my experience, a four man crew should be able to get a house of that size in less than a week (a good crew in much less than a week).

But, assuming one week, that's 160 hours of labor. At $15-20/hour (depending on skill and insurance coverage), that's $2400-3200 in labor.  

Add three 30 yard dumpsters at about $500 each for debris haul away, and that's $4-5K total.

I don't know your area at all, but in many areas it should be less than this.  And obviously, in some really expensive areas, it could be substantially more.

But $2/sf for labor and haul is a reasonable benchmark to shoot for.

Originally posted by @Joseph Roberts:

Good morning BP!

I’ve found a property that will need to be gutted down to its studs but as neither of my previous properties needed much demo, I’m having a hard  time figuring out how much I should estimate for rehab. It’s a pretty big house (almost 2300sqft), so numbers I’ve seen online (like $2/sqft) seem unrealistic for so much work. Does anyone in the Wilmington, Jacksonville, Hampstead area of an idea of how much a full demo job around here should cost? 

Thanks! 

Depending on the layout you should be able to get that done for around $5k all in. 

Thanks for the replies everyone! @J Scott I appreciate you breaking it down like that, from what I’ve experienced so far, it seems like Eastern NC is pretty similar I’m coat to your flips in Georgia.  Your bit about the porta potty in the book was a good piece of advice and definitely something I would not have thought of. 

@Fred Shatzoff I thought about doing that, and still might, but I plan on hiring a GC to manage the whole project so I wanted to get an idea of what I should see on their itemized proposal for it. It struck me as wrong to ask a company to come out and give an estimate on work that I know I won’t hire them to complete (since the GC will be handling all subs).