Rough estimate on remodeling all house cosmetics

[Jay Johnson]

2400sqft, 2-story, 4 bedroom, built in 1994.

The current owners have given up now, after buying in 2004 in a bad ARM.

Structure is sound, pipes, hvac, appliances are okay.

Parents have lost control of their kids. All interior dry wall is crummy. Then the parents tried to
repaint the inside in ulgy bright colors, with a mop it seems.
All interior walls and trim need to be replaced.

Carpet has at least 20+ drink spills all around. Carpet is coming apart on the stairs. Needs to be
replaced everywhere.

Roof shingles need to be replaced(no major damage to roof). It's starting to lose a few shingles.

Wood fence needs to be replaced.

Rain gutters need to be replaced, and some boards up there need to be replaced.

8x8 shed needs to be removed.

Garage door needs to be replaced.

It's coming close to the time for exterior paint.

Bathroom and kitchen are in good shape.

House sold for $170k in 2004. I was going to bid $100k and have $50k ready for remodel and
live in the house.

Anyone here do a complete cosmetic remodel?
Can all this work be contracted out for $50k


Jay Johnson

[Yellowstang]

For 50K I would say it could be done, I watch those "flip this house" shows and they do it for less. Just gotta get a contractor to get the right people, or look yourself and get several estiamtes, let them know they are competing for the job.

[8mpg]

I would say you can do it for under $30k... my estimates:

Parents have lost control of their kids. All interior dry wall is crummy. Then the parents tried to
repaint the inside in ulgy bright colors, with a mop it seems.
All interior walls and trim need to be replaced.

$6k

Carpet has at least 20+ drink spills all around. Carpet is coming apart on the stairs. Needs to be
replaced everywhere.

$3k

Roof shingles need to be replaced(no major damage to roof). It's starting to lose a few shingles.

$7k (very rough guess...I know shit about roofing)

Wood fence needs to be replaced.

$1k

Rain gutters need to be replaced, and some boards up there need to be replaced.

$2k

8x8 shed needs to be removed.

$500

Garage door needs to be replaced.

$1k

It's coming close to the time for exterior paint.

$3k



Doing all the demo work can save you a shit ton of money and its pretty easy. Just rent a dumpster and load it up. Find you some vatos from Home Depot and pay them $50/day... With a small team 7-8, you can get all your demo done in one day

[BlackSnake1996]

I would say you can do it for under $30k... my estimates:

Parents have lost control of their kids. All interior dry wall is crummy. Then the parents tried to
repaint the inside in ulgy bright colors, with a mop it seems.
All interior walls and trim need to be replaced.

$6k

Carpet has at least 20+ drink spills all around. Carpet is coming apart on the stairs. Needs to be
replaced everywhere.

$3k

Roof shingles need to be replaced(no major damage to roof). It's starting to lose a few shingles.

$7k (very rough guess...I know shit about roofing)

Wood fence needs to be replaced.

$1k

Rain gutters need to be replaced, and some boards up there need to be replaced.

$2k

8x8 shed needs to be removed.

$500

Garage door needs to be replaced.

$1k

It's coming close to the time for exterior paint.

$3k



Doing all the demo work can save you a shit ton of money and its pretty easy. Just rent a dumpster and load it up. Find you some vatos from Home Depot and pay them $50/day... With a small team 7-8, you can get all your demo done in one day
Parents have lost control of their kids. All interior dry wall is crummy. Then the parents tried to
repaint the inside in ulgy bright colors, with a mop it seems.
All interior walls and trim need to be replaced.

15k +

Carpet has at least 20+ drink spills all around. Carpet is coming apart on the stairs. Needs to be
replaced everywhere.

$3k

Roof shingles need to be replaced(no major damage to roof). It's starting to lose a few shingles.

4.5k

Wood fence needs to be replaced.

$1k

Rain gutters need to be replaced, and some boards up there need to be replaced.

$2k

8x8 shed needs to be removed.

$500

Garage door needs to be replaced.

$1k

It's coming close to the time for exterior paint.

$3k

The real cost is going to be in replacing all the drywall, trim and paint. It wouldn't surprise me a bit if it was 20k + for that alone. I think it would be so much cheaper to repair. If in fact it can be.

Also, you'd be way better off in hiring it out to specific contractors to their job qualifications. Hiring a do it all contractor is a receipt for disaster and one huge headache.

50k should still be enough, but you will always want to have that extra padded wallet for surprises that might (and probably will) accrue.

[8mpg]

daaaammnnn you must be expensive :D

I thought it was sheetrock and paint. If hes redoing all the sheetrock, texture, paint, baseboards and crown...I could see $15k

[bullet]

I would say you can do it for under $30k... my estimates:

Parents have lost control of their kids. All interior dry wall is crummy. Then the parents tried to
repaint the inside in ulgy bright colors, with a mop it seems.
All interior walls and trim need to be replaced.

$6k

Carpet has at least 20+ drink spills all around. Carpet is coming apart on the stairs. Needs to be
replaced everywhere.

$3k

Roof shingles need to be replaced(no major damage to roof). It's starting to lose a few shingles.

$7k (very rough guess...I know shit about roofing)

Wood fence needs to be replaced.

$1k

Rain gutters need to be replaced, and some boards up there need to be replaced.

$2k

8x8 shed needs to be removed.

$500

Garage door needs to be replaced.

$1k

It's coming close to the time for exterior paint.

$3k



Doing all the demo work can save you a shit ton of money and its pretty easy. Just rent a dumpster and load it up. Find you some vatos from Home Depot and pay them $50/day... With a small team 7-8, you can get all your demo done in one day


On a 2400 square foot house, you are looking at roughly 2.50 + per square foot just for painting the interior.



2400 sq ft house will cost roughly 8 -9 k to resheetrock, tape, float and texture. This does not include removing the existing sheetrock and trim.


Trim labor and materials will run roughly 6 to 7 k



Cheap carpet runs 2.00 per sq ft. so roughly $4800 there.


Roof . I would say 5 to 8 k here depending on pitch and shingle type.


Fencing will run you 18 -20 per linear foot.


garage door 16' will run 600 to 700 installed plain without windows.


exterior repaint, depending on amount of siding will run 3000+

gutters should be no more than 1500




Very doable for about 40 - 50k depending on existing condition.

[bullet]

The real cost is going to be in replacing all the drywall, trim and paint. It wouldn't surprise me a bit if it was 20k + for that alone. I think it would be so much cheaper to repair. If in fact it can be.



You are not far off. I remodel for a living and things add up fast on major rehabs.
My rough high estimate for those 3 are ~ 22k.


If you can get by just repairing the drywall you will save a ton.

[raider5.0]

my dad does some great work, you can pm me and i will give you his number.


He would really have to see the house to give you an est.. It would be for everything supples and all.

[BlackSnake1996]

daaaammnnn you must be expensive :D

I thought it was sheetrock and paint. If hes redoing all the sheetrock, texture, paint, baseboards and crown...I could see $15k
Got to pay for my golf and hunting habits. :D

Seriously though, thats a lot of work. Just removing all the trim, electrical and sheetrock is a hell of a job in it self. Depending on how extensive he wants to get, you might be looking at at least removing all the counter top back splashes too. Then there is shower tile, tub surrounding etc.

[Vertnut]

Interior damage can get expensive real quick. Demo sounds easy...it ain't. You've got to dispose of it somehow, too. Dry wall work, of all things, has gone up with the cost of sheetrock. Lumber is cheap right now, but carpet (textiles) have gotten higher with the fuel issues. $50k should be enough, if you're willing to throw a little labor in there. If you start replacing doors, it will add up. Plumbing fixtures are outrageously high.

[BlackSnake1996]

Interior damage can get expensive real quick. Demo sounds easy...it ain't. You've got to dispose of it somehow, too. Dry wall work, of all things, has gone up with the cost of sheetrock. Lumber is cheap right now, but carpet (textiles) have gotten higher with the fuel issues. $50k should be enough, if you're willing to throw a little labor in there. If you start replacing doors, it will add up. Plumbing fixtures are outrageously high.
Dumpster.

[bullet]

Dumpster.


you priced them lately ?

Where I live the fuel surcharge is outrageous.


For 5 weeks, an 8 x 22 is going to cost me nearly 1000 and that is if it only get's dumped one time, the cost goes to 1605 if it has to be emptied twice.

[Vertnut]

you priced them lately ?

Where I live the fuel surcharge is outrageous.


For 5 weeks, an 8 x 22 is going to cost me nearly 1000 and that is if it only get's dumped one time, the cost goes to 1605 if it has to be emptied twice.
It might still be the most economical way to go. If you start pulling a trailer back and forth to the dump, along with the dump fee's...I don't know.

[BlackSnake1996]

you priced them lately ?

Where I live the fuel surcharge is outrageous.


For 5 weeks, an 8 x 22 is going to cost me nearly 1000 and that is if it only get's dumped one time, the cost goes to 1605 if it has to be emptied twice.
Thats about right. And just think, its gonna be right there in the drive and you don't have to drive back and forth to the dump. You'll spend at least 1k in labor alone doin the haul off trick.

[Vertnut]

Thats about right. And just think, its gonna be right there in the drive and you don't have to drive back and forth to the dump. You'll spend at least 1k in labor alone doin the haul off trick.
I've been trying to tell folks that nothing in the construction industry is "cheap" anymore. Fuel prices are affecting everything.

[BlackSnake1996]

I've been trying to tell folks that nothing in the construction industry is "cheap" anymore. Fuel prices are affecting everything.
Aint that the truth.

[bullet]

It might still be the most economical way to go. If you start pulling a trailer back and forth to the dump, along with the dump fee's...I don't know.


It is the cheapest way for bigger jobs at least No labor to unload it, No wear and tear and extra gas hauling the trailer multiple times.

[Jay Johnson]

Thanks for the info. It's helping out a lot.


Jay Johnson