“So how much do you think this renovation/addition/build is going to cost?” is probably one of the most common questions I get asked by my clients.
The answer is always “Well, that depends….”
Contractors dislike being asked this question and most often will just refuse to answer it.
But let me explain: They’re not just being difficult.
There really is no way to answer this question without a whole lot of detail upfront. Even giving you a square foot number, a ballpark figure, or a range won’t work. The reason is that every site offers different challenges and fixtures and finishes can vary wildly in price point so it’s never the same case twice.
I’m not trying to be difficult either. My goal here is to help to educate you on why this is not the best question to base a relationship with a contractor on. It’s not fair to you, or to them. A big problem can arise with having a contractor give you a “ballpark” quote, based on what they know so far, or assumptions they’ve made. The homeowners move forward with their plans only to find out the amount they budgeted is not even close to enough. This doesn’t need to happen!
Let’s back up a bit. To explain my answer of “It depends,” here is a short list of just some of the things that can dramatically change the price of a project:
The site
Is there tons of space on the lot to store materials? Is there a driveway for a bin or does the bin need to pull up front and “load and go” that same day? Is there parking for trades? For a new build is the lot level and even or are costly retaining walls required ?
The Design
The overall design of a project can have a huge impact on budget. For example, a gable roof, with board and batten siding, and vinyl windows is going to be a lot cheaper to build than a modern shape with flat roof, floor to ceiling steel frame windows and zinc paneled siding.
Windows and Doors
You could opt for cheap double glazed vinyl windows, or go for triple glazed wood windows with aluminum cladding. Exterior doors- fiberglass or custom wood- the cost difference is significant. Sliding door systems? They can range from $800 to $8,000 depending on the specifications.
Kitchens and Bathrooms
Often a big part of the overall budget! Is your new kitchen going to have IKEA cabinets and laminate countertops or custom cabinetry, and quartz countertops? In the bathrooms, bathtub/shower with shower curtain, or custom frameless glass shower? Pedestal sink from a big box store or custom vanity with marble top?
Interior Finishes
You can find great looking tile for $4/ft. But you can also find it for over $25/ft. Vinyl flooring or hardwood? If wood, engineered or solid? What species?
A kitchen faucet can be found at a big box store for $400, or go high-end and spend $2500.
Trim- MDF or poplar? Stock material, or custom paneling and ceiling details?
Interior doors- hallow core or solid?
So how do you know what a realistic budget is for your project?
Writing a detailed Scope of Work (SOW) with as much detail as possible, and having three or more contractors quote on the same Scope is the best way to get quotes that can be compared “apples to apples.” The SOW should clearly define all of the work to be done to complete the project, and what materials, fixtures and finishes will be used. The language used on the SOW should be clear and concise so it’s not up for interpretation. If some details are still undecided, requesting an allowance is a good approach.
For help with developing a plan, Scope of Work and preliminary budget for your project, Please contact me! jenny@thecarpentersdaughter.info