New To Remodel Bids

wiljan

Hello new here as stated in my intro post. Anyways Im starting up a company and Im working on this one bid for a property company in my area. The house that is being bid on is a 2 story early to mid 1900 2 story. The total upstairs is trashed. The dimensions on it are 22x37 /w 9' ceilings covered with plaster and for sure lead paint (I am lead safe certified btw). They want it totally gutted and few interior walls moved and new ones put in for a new layout up there.

Working with me will be 2 other workers that can hold their own if they need be. All are going to be having taxes, comp, ui taken out. Im estimating its gonna take about 3-4 weeks to complete. Does $22,000 sound way to high of a bid for doing a job like that. Info greatly appreciated thank you.

buildenterprise

Sounds like the P-Trap is clogged which is causing the backup.

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Cole

Whatca talkin bout Willis?

To the original poster, no one will know how fast you work etc...

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wiljan

Well I figure the demo and rebuilding of the walls would take about 2-2 1/2 weeks with insulating the whole area. And then bout another week to finish it off. Im going the ballpark of about 400 man hours to get it to finish. I was figuring it at around $35 per man hour. And then the extra for having to deal with the lead safe issue of disposing and properly removing it from the premises. Thanks

Cole

Have you taken in account for dumpster rentals?

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wiljan

Yeah that is in that also.

Chris G

I have worked in many old homes. If it is new to you, you might want to add a cushion in your estimate.

You will find that demo will go quick, and then things will slow down. Nothing is square, nothing is straight. Ceilings will be wavy, floors will be sagging. You head will hurt trying to figure out creative solutions every five minutes. But if you enjoy that type of work, it is very rewarding.

Back to the demo. Don't pull the lathe and plaster down at the same time. First take of the plaster, and you will have easily bucketed piles to carry to the bin. If you mixed in lathe at the time you become a madman. Although I have done it many times and I am still here. Also, you may wish to keep the lathe on the walls and sheetrock right over it. Nothing wrong with that in my opinion.

As for your price. Hard to say. It sounds reasonable to me. Are you trimming it out and painting it?

wiljan

Thanks for the reply on that Chris.Would be nice to leave the lathe on the wall but Im going to be insulating the walls also while they are opened up. There is no mention of painting at all in that figure. And for trimming there is about 500 lf of trim that would be going on but the owner is trying to keep his budget under 20,000 and is trying to whittle it down from my original bid of 28k for the whole upstairs up to paintable surface /w a bathroom full remodel, 15 replacement windows, and labor for doing a full kitchen remodel.

Cole

In that case, your bid is dirt cheap.

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Jason Whipple

Yes, What is he talking about!?

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Historic House Restoration, Cincinnati, Ohio
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Jason Whipple

Is the house situated so you can toss everything out the window and in the dumpster?

Sounds like your leaving to much on the table from your original bid. I would stick a little closer to the first number, especially when you're working with unforeseen elements in an older home.

And check that "p" trap, sounds like it could be trouble!

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Historic House Restoration, Cincinnati, Ohio
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wiljan

@Jason yeah I would be able to make a chute to get all debris to the can np. Yeah the p trap is a little plugged. Nobody has lived there for a good 5+ years.
I just got back from meeting with the primary owner of that comp. and he cannot go above 15k so now just wants a bid on leaving all the old plaster up and going over it with new rock and trim.

@Cole my very first org. bid was for 45k supplying all the materials for it and I was using the Craftsman nat. est. proggie for a basis of it. So I know that was cheap but Im trying to get some work for me and a couple guys to get something going right now. Im finding this is a bad time of the year to try and start something up.

To all thanks for the info. And I now know a good site to discuss this with like minded people.

Jason Whipple

WOW! That number is shrinking by the minute!

So what is your total scope of work now at these new numbers? Are you still installing the Kitchen and bathroom? Just carpentry or do you have to install fixtures too? I'm getting a little lost on this one.

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Historic House Restoration, Cincinnati, Ohio
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wiljan

LOL so am I. My org. scope was demo complete upstairs re-frame for new walls to make bigger rooms and walk in closets, insulate, rock it all,15 replacement windows whole house, 2 interior doors, trim the up stairs, whole bathroom remodel along with relocating tub, sink, toilet, carpeting and vinyl upstairs, tearing out old stairs to upstairs since they are only 6 1/2X 9, and complete tear out and remodel the kitchen w/no appliances.

Now its just re-arrange a few upstairs walls to make better living area up there and rock and trim it all.

TBH the owner is a cheap and I have heard nothing good bout that comp. I think Im just gonna leave it be and not even touch it all now.

Cole

I would be real hesitant about this one.

Something doesnt smell right.

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Jason Whipple

Sounds like a wise idea. These things can be hard enough on there own. Mix in someone that keeps changing the scope of work and the value of the project and it could be a nightmare, unless your ready to write about three proposals for nothing. Or just tell him to pay you hourly, that could work!

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Historic House Restoration, Cincinnati, Ohio
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wiljan

Cole for that scope of work that I just put up does that sound about reasonable for that price? Like I stated earlier. Ive been mainly on the installation end of this for 14 yrs and just now getting my feet wet now. All because of that dang p-trap

woodmagman

Why don't you post your scope of work, the cost of materials that your are suppling, the time it is going to take to complete the work. I would include the cost of your overhead, profit margin and any other thing that you think should be considered. I could likely confirm your bid if you did that.

Double-A

If you're having that much trouble from this clown and his tight wallet, it sounds like this is the best business advice you can get.

I agree with it totally, btw.

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wiljan

Jason post noted and filed. Nah I wont work for him by the hour by the piece or no way. Ive worked long enough to make other people money and that will just go the same way. And thanks for the help.