Newbie Renovation - Contractor Talk - Professional Construction and Remodeling Forum

truckkin · 05-05-2009, 01:01 PM

I think I am about to start on my first renovation project to live in then sell in a few years. I obviously wont be doing all the work myself but alot of the "non-specialty items" I will. I know this is somewhat vague but I am just trying to prepare a budget for the project. Any insight I can get behind remodeling would be awesome.

Here is what I know about the house.
Built in 1830, 2552 sq ft.
2.5 baths
Electrical heat, would replace with forced hot water/oil.
Some of the electrical has been replaced, the rest will surely need to be replaced as well.
Plumbing most likely needs to be replaced.
Floors need to be re-finished.
Needs insulation - walls are horsehair/plaster.
Interior needs to be painted.
Exterior needs to be painted.
Bathroom needs to be redone- will do rest later.

Most of the above I can do myself besides plumbing and electrical and heating. Where I need your guys' help is trying to budget for each item. For old houses, is the cellulose blow type insulation sufficient? with electrical, do I need to rip out all interior wallboards to replace the lines or can they be ran without removing walls? For reference, what is the average cost/sq ft you need to consider for a studs up renovation? And for a partial renovation (not full gut)?

Thanks!

neolitic · 05-05-2009, 01:11 PM

If you are married,
budget for couples therapy,
and 2 (two) divorce attorneys.

SelfContract · 05-05-2009, 01:28 PM

So weird, I never hear or seen yet any wall with.. horse's hairs in it!! ???

truckkin · 05-05-2009, 01:37 PM

Quote:

Originally Posted by SelfContract

So weird, I never hear or seen yet any wall with.. horse's hairs in it!! ???

You dont live in the Northeast then!

neolitic · 05-05-2009, 01:43 PM

Quote:

Originally Posted by SelfContract

So weird, I never hear or seen yet any wall with.. horse's hairs in it!! ???

Quote:

Originally Posted by truckkin

You dont live in the Northeast then!

Nor the Midwest.
.....or
Just not very observant?

DavidC · 05-05-2009, 01:48 PM

Horse hair is very common around here also. Not surprised anymore to find a wall cavity filled with oats either.

Good Luck
Dave

truckkin · 05-05-2009, 02:33 PM

So does anyone have any answers to the questions? =)

rbsremodeling · 05-05-2009, 02:41 PM

85-105k make sure you upgrade all of the plumbing in the rest of the house while your doing the bathrooms

neolitic · 05-05-2009, 06:21 PM

Quote:

Originally Posted by truckkin

So does anyone have any answers to the questions? =)

If you are in the trades,
surely you must know that
even if you weren't nearly
so vague, there is no way
we can answer you.

WarnerConstInc. · 05-05-2009, 08:55 PM

I cant get my dog to quit chewing on those old hunks of plaster. Horse hair was like the fiberglass before fiberglass.
They didnt fill the wall cavities with horse hair, just old shoes, bottles, broken glass, razor blades, rats, silver ware, you know the usual.

truckkin · 05-06-2009, 09:08 AM

Quote:

Originally Posted by neolitic

If you are in the trades,
surely you must know that
even if you weren't nearly
so vague, there is no way
we can answer you.

Yes but if you are in the remodeling business, you probably have an idea of what a home that size built in the 1800's is costing to remodel if you have done a few of them. I understand not every home is the same, but a ballpark budget range.

neolitic · 05-06-2009, 09:21 AM

Quote:

Originally Posted by truckkin

Yes but if you are in the remodeling business, you probably have an idea of what a home that size built in the 1800's is costing to remodel if you have done a few of them. I understand not every home is the same, but a ballpark budget range.

Knowing that everything is more
expensive "in the Northeast,"
around here the floor would be
$60-80k for that list in basics mode,
Here is what I know about the house.
Built in 1830, 2552 sq ft.
2.5 baths
Electrical heat, would replace with forced hot water/oil.
Some of the electrical has been replaced, the rest will surely need to be replaced as well.
Plumbing most likely needs to be replaced.
Floors need to be re-finished.
Needs insulation - walls are horsehair/plaster.
Interior needs to be painted.
Exterior needs to be painted.
Bathroom needs to be redone- will do rest later.

...before you start to find
all of the stuff you never dreamed of.
And this is for the house in my
imagination, probably totally
unrelated to the one you're in.

rbsremodeling · 05-06-2009, 09:42 AM

and i came up with 85-105k in my previous post

So lets call it 85K? May be we can start an internet estimating company Neo?

neolitic · 05-06-2009, 10:06 AM

Quote:

Originally Posted by rbsremodeling

and i came up with 85-105k in my previous post

So lets call it 85K? May be we can start an internet estimating company Neo?

As long as I am well paid
for them, and in no way
bound by them.....
Yeah, that could be fun.

platinumLLC · 05-06-2009, 05:40 PM

I can't wait for the day I give an estimate and the homeowner says "This guy on the internet said it would only cost xxxx"

neolitic · 05-06-2009, 05:55 PM

Quote:

Originally Posted by platinumLLC

I can't wait for the day I give an estimate and the homeowner says "This guy on the internet said it would only cost xxxx"

All internet estimates are worth
just a bit less than what you pay
for them.

FowlOne · 05-06-2009, 08:39 PM

Quote:

Originally Posted by SelfContract

So weird, I never hear or seen yet any wall with.. horse's hairs in it!! ???

Be thankful, that chit sux to rip out

WarnerConstInc. · 05-06-2009, 09:05 PM

1830, 2500 sqft 2.5 baths.

My only question is how many times has it been added on to, closed off, boxed in, connected or what ever you want to call it.

My head hurts just attempting to think about it.

What ever you think it might be, take that number times 3.1417.

neolitic · 05-06-2009, 09:39 PM

Quote:

Originally Posted by WarnerConstInc.

1830, 2500 sqft 2.5 baths.

My only question is how many times has it been added on to, closed off, boxed in, connected or what ever you want to call it.

My head hurts just attempting to think about it.

What ever you think it might be, take that number times 3.1417.

Yes, 139 years of idiots
with a better idea!

That will be interesting
in the extreme.

Pennyroyal's · 05-08-2009, 08:46 PM

Quote:

Originally Posted by truckkin

Yes but if you are in the remodeling business, you probably have an idea of what a home that size built in the 1800's is costing to remodel if you have done a few of them. I understand not every home is the same, but a ballpark budget range.

I did one total re do, 1895 house...that had been converted to a 3 plex...horsehair and all....took three of us carpenters...plus the tradesmen (plumbers, electricians, tile men etc.) over
14 mos.
It is a show case now. It cost them...ummmmm...well ...my bill was over 200k. then add in the trades... They are still raving about the outcome. Location,location,location.....cash, sweat, headaches...good luck. Hey!, have you seen the movie MONEY PIT? It would be worth it right about now.