Hi Everyone,
Had a previous thread on what kitchen cabinets to look at and was really hoping I could go custom….but….just received the estimate. Thought I was prepared but frankly, I got sticker shock! And we didn’t even get into all the little details yet. I’m not trying to get cheap and I won’t ask the contractor to lower his price, I just need some help to get in budget. I will probably get another bid to have something to compare to. Don’t think the price will change too much, though.
If this was a normal kitchen/bath project it wouldn’t be so bad. I may have to change the whole scope. I didn’t want to ask him to break out the costs but it would help if I knew what the big cost items were to know where to cut back.
The plan has two walls to be removed and and eight foot wall added. One of the items listed is the installation of fitch plates and LVLS. Would this be a costly item? One of the beams will be hidden in the ceiling and he did say this will be a lot more work. If this is driving the costs up, it’s time for a new design.<G>
Of course, in one of those walls is the second floor heating ducts that will need to be rerouted.
The granite (of course, I want granite!) counter tops have an allowance of $7600.00. Would it make much difference if I did the island in solid granite and the counters in granite tiles or a solid surface? The island is approx 4′ x 9′ and the counters are 32′ less the sink and stove.
Is there a standard cost per foot of paint grade wood trim and base boards?
There is also anticipation of having to replace the electrical box included in the price. If this isn’t needed, would that be any savings of consequence?
The remaining items are the normal stuff, plumbing, doors, windows, etc.
I would really appreciate any insight you could give me about the costs.
Replies
Tell him how much you can spend and ask him what to cut to meet your budget. He'll know where the big bucks are, and he deals with this all the time. Part of what you are paying for when hiring a professional is his knowledge and advice.
Ac - the way to hold the granite cost down is to not be too fussy about what type - buy what is inexpensive.
Jeff
That is a good idea. Haven't looked for granite ye and didn't realize the price variations.
$55-$125/SF installed depending on:- geographical area
- type of granite
- fussiness as to type, finish and edge treatment
- number of cutouts/special details (cutouts could be $250/per)
Jeff
Thanks for the reply. I think that is about right and I know I can cut costs by not having granite at all but at least I know the amount that is figured as part of the whole project.
I would guess that your structural work is driving up costs especially if you are dealing with a cabinet maker and not a contractor/remodeler.
Not sure what you meant by "electrical box". If you meant panel or service than yes, that can be adding on several thousands of dollars. Maybe you just need a subpanel?
And as someone else said, stay with the lower cost granites. Same bang for less bucks.
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I'm dealing with the contractor who stated I might need a new "panel". It's 200 amp and I already have a sub panel. It really costs several thousand dollars for one? Well hopefully he's mistaken but probably needs to be brought up to code, so probably not.
The only reason I can see you needing a new panel (if what you say is true) would be if your existing panels are so far away that it makes more sense to run a sub-panel near the kitchen so that you have shorter runs to the devices in the kitchen. Kitchens do require a bunch of circuits, so I suppose you could be out of slots. Depending on whether you have gas or electric cooking, you will need a minimum of two convenience circuits, one each for refrigerator, garbage disposal, dishwasher, microwave. Then there is vent hood, smoke detector, lighting, plus the cooking.It can cost several thousand if there is difficulty running the wires, but other than that, it shouldn't (unless the permit fees are really high).
Thanks Bryan. I heard him say that the large panel is full and some of the circuits are divided? There is a sub panel near the kitchen that seems to have a lot of unused slots, if that matters.
The basement is open so plumbing is easy to run. Also all the walls will be down to studs so running wires will be easy.
I guess the price of the project is shocking to me and I'm trying to find out where the money is going and where I can save. I'm also afraid that he either doesn't want the job so he is pricing it high or he is calculating a lot of unforseens in his price: which of course, there will be when you start tearing into walls, but how much?
As soon as i get over the initial shock, I will get another bid but $95,000 for 2 rooms??!!
What do you think?
welcome to 2007
What can YOU do towards the project that will not interfere with, but rather enhance the builders job? For instance, take a whole sub out of the picture and you do that sub's work. Such as painting. For my custom cabinets, I got me an HVLP, a jug of Danish oil, some of Frenchy's shellac, a gallon of Oxford Ultima Spray Lacquer and a coupla buddies familar with spray painting. I'd put this finish up against any factory job.
Your suggestion of granite in one location and solid surface elsewhere I would believe is a upgrade. Allows substantially more decorating freedom, but involves two different subcontractors. But I'm saving this thought for my next place. Thanks. But shop the stone work and avoid fancy edging.
Design out the structural changes, especially those involving moving other services (high tension, plumbing, mechanical). Each of those guys have kids that need the latest Reeboks. And an old lady that spends like my wife.
You must be really talented. I understand what you are saying but I don't have any talents........well, maybe supervisor.
The reason the walls are being removed is to save the cost of an addition but it seems the price is really up there.