Guys Help With With A Quick Kitch/bath Estimate

Grumpy

I am thinking of buying a condo in my building for a rehab. As you guys know interiors aren't my thing. I have attached a very quick and rough cad drawing of the condo layout. Before I submit my bid (hopefully tomorrow) I would like some feedback of what I could expect to for kitchen and bathroom remodel.

I remodeled my own kitchen but have only tracked material costs and not my time put in. My unit is exactly the same as this one, but I plan to hire a professional to remodel this kitchen and bathroom. I need a very rough guesstimate of what I can anticipate to spend.

The kitchen is show on this quick cad drawing as 8' x 140". The bathroom is shown as 120"x 80"

Again I just need a rough guess as to what I would spend to go middle of the road. I know there are alot of variables especially in quality of cabinets and floor tile and counter tops... Just think middle fo the road. laminate counter tops, decent cabinets, acrylic sinks, average faucets and hardware, ceramic floor tile.

Ask any questions you need to know, I am hoping to put in a bid on this tomorrow. Sorry to rush you, it just went on the market today!

Attached Files

rough condo layout Layout1 (1).pdf (3.4 KB, 84 views)

IHI

Just based off all the bathrooms in this area last year we gutted and redid- all with middl of the road nothing specail average cost for a 45sq ft was $55-7400. that was a gut to wall, update electrical for bathroom circuit, new insulation, plumbing fixtures and waste lines that needed addressed, remove flooring down to original subfloor-fix if needed and install un underlayment. All tubs/surrounds were fiberglass, toilets Crane's, cabinets-whatever, medicine cabinets to match vanity, sinks were fiberglass (fake marble) and all were middle of the road price range as well as linolium flooring typically allowed $1.50/sqft for flooring when homie picked it out and readjusted price if they wanted better and that has gone as high as $5.75/sqft for linoleum-tile flooring was naturally more expensive. no windows replaced on less expsensive ones, but this did include installing new light/fan combos and running through roof/side of house on 2 story.

Lots and lots of variables, but typically $120-160/sq ft and this was very cheap and probably the reason I nailed every bath remodel I bid last year. Cloe friends do theirs by the "book" prices and book says minimum of $7400 for a 30sqft and then multiply by 27 for additional sqftage over the 30 sqft base price. for anything over that, and also upcharged for better faucets, flooring, wall tile, built in shower pans, etc...

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Grumpy

Interesting. I didn't anticipate it would cost that much for a bathroom remodel. I'm glad I asked, or I'd have under bid myself at least $2k right there.

What about the kitchen? An idea what I could expect to spend on the kitchen?

jmic

Hey Grump,
That drawing, What were you thinking? Are you drinking again?

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Joe

Teetorbilt

Grumpy, what you are asking is the same as how much is a car?

Start with the kitch. New appliances? Grade of cabinets? Countertops=laminates=very poor choice here but may be great in Chicago. Flooring? Trim? Paint?

Nail down what you want and I'll tell you what it would cost you here. Not much use.

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Mike Finley

If I was you like the advice I would give to anybody looking at flipping and trying to figure out rehab costs, if you aren't capable of doing the numbers yourself you need to get some warm bodies in there and give you quotes, anything else is pretty much a waste of time.

Entering the land of the flip means you are entering the land of the unlicensed handyman special.

Grumpy

I drafted that in 5 minutes, literally. It's good enough for bidding guesstimates.

Mike I agree some warm bodies would be the best thing in the world, but no time man, no time. I want to put in my (low) bid tomorrow on this property after I shoot my spreadsheet past my accountant. I know for a fact at least one other person in the building is bidding, since he has already bought 2 other units in the building. My only hope is closing it before my neighbor organizes his partner and muscles in.

I did get someone to quote my bathroom when I first moved into my unit 3 years ago and his quote was $5,500 but his web site and phone numbers are down so I am guessing he went out of business because he was too cheap.

So seriously Mike give me some rough ballpark numbers. Right now I have down $8k for the bathroom and $15k for the kitchen. Hell the materials when I did my kitchen didn't even exceed $5k.

Licensing is only required in the state of IL for roofing, plumbing and electric.

Grumpy

Ok Teetor so now we are talking... as I have said "think middle range everything". Yes all new appliances, fridge, electric stove, microwave, dish washer, garbage disposal, track lighting. As I said above laminate counter tops, I've gotten alot of compliments on my cheap home depot laminate counter top. Ceramic floor tile. I'd say no paint since I have that all wrapped up already in the other thread, but that couldn't be more than a few hundred bucks for one room I would think.

Mike Finley

I can't see you having more than $1200 in materials in the bathroom. Doing the flip and the handyman route you shouldn't be more than $3500 at the very most into the bathroom, that would cover a lot of handyman level work, if it's purely cosmetic and just changing stuff out you are going to be way less.

I'm sure you could spend $8000.00 in the bathroom and $15,000 in the kitchen using contractors. But you really need to understand that flips are the land of the handyman. If you have enough time to sniff out a couple you can get these guys to do all kinds of crazy work for not a whole lot of money.

You should easily be able to get tile installed @ $10.00 sq/ft including the tile. It still kills me how many guys bust their ass installing tile for $5.00 a sq foot around here. You are in Chicago so your labor rates are certainly higher than around here. You can save lots if the tub is bad just having it refinished for like $400 or fixing chips for $125.00.

For the kitchen look at the off the shelf boxes at Lowes. Each box averages about $100.00 so just add up what you want. Laminate counters in there should be had for way under $25 square foot. Flippers around here typically get a whole suite of SS appliances for no more than $1500.00. Garbage disposals are like $100 up to $250 for a monster that nobody would put in a flip.

My advice is just do it. The worst it sounds like is you might make a little money. The upside is you will have so much figured out from this one that the second one will be super easy to figure out.

mdshunk

Word.

Hey, with that 30K potential profit, even if you're way off the mark, you'll still make a few grand. At least you'll have all your metrics in place for the next one. Every educational endeavor has tuition that must be paid one way or another. Too bad you don't know someone in your local labor market that can give you a better idea. I understand that IL is conduit land, and I see electrical quotes from out your way for work that are pretty much exactly double what I charge in my area.

bob the builder

I live in Milwaukee so I'm not entirely to far from you. I'm flippin a house right now with simular size kithen as yours and it's 17,ooo, you said materials for your last kitchen were 5000,00 and my cabinets are over 5000,00 so I guess you could definately do the kitchen for cheaper. I would say 15 for kitchen is safe and your bathroom could be done for less than 8000....

Bob

IHI

Maybe I was missing something, I just assumed since it sounded like a flip the work would be hired out since Grump is busy with the roofing trade and other ventures so I gave honest retail type pricing for what to expect. If you doing it all yourself, obviously price is going to about a 1/3 of what I listed since your doing all the labor. Bathroom easily under $3K and kitchen under $6K...providing you do all the work and have a buddy electricain/plumber pull your permits for those phases and just babysit you to get rough in and final signed off by inspectors.

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bob the builder

I don't think you missed anything. I may have confused you saying I'm flippin a house....a partner buys the house and pays business contractor prices. I think your prices seemed right on. I would also add that selling the house yourself puts quite a bit more profit in the wallet. I don't understand how someone would be willing to take 15,000 off of the price of the house, selling it for less than fair market value and on top of that give a a real estate agent 15,000 to sell it. If you knock off 15,000 the house should be able to sell itself....

Bob