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I have been a remodeling contractor for 12 years on my own, but finally have a client who would like me to build a new house for him. When asked what the cost per square foot runs these days, I had to say that I had no idea since I have done almost nothing but remodels for over 20 years. (I did work for another contractor and built 2 houses with him from start to finish) I was hoping to get some rough estimates from builders out there about what today’s costs might be just so I could toss some numbers his way. The circumstances are that there is an existing home on the sloped lot now, but it has tilted and is 8 inches lower at one end than the other. It is also a piece of junk besides. The soils engineer says that the hillside is stable and that the house has tilted only because the houses’ foundation was not built down to native soil, but was built into fill instead. The native soil is only down another 1 to 2 feet, so at this point I am not scared away from building this. What are the costs of building on a moderate hillside, and does anybody know the costs of knocking a house down? Jon.
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Jon,
You are asking too "broad" of a question. First off, what part of the country are you from (East, Midwest, Pacific Coast)? Each of these regions have different costs basis. As for square foot prices, these always vary. Some contractors consider square footage costs to reflect ONLY costs associated with "finished rooms; basements and attics don't count. In some cases, garages are'nt figured in to this equation either. Costs normally vary from $80 per square foot up to $125; though these costs can easily go higher ($200 range) depending on design of home and type of materials specified for the job.
Is home to have actual plastered walls, or just drywall with skim-coating? Will exterior be bricked, clap board sided, vinyl sided, or what? Are most floors to be tiled, carpeted only, lineoleum, hardwood flooring or perhaps concrete? Does design plan incorporate a full basement? If so, is foundation to be stepped (it is on a slope), or not? Is foundation to be poured in place concrete, or concrete block instead? Does design incorporate any large, or intricate features; such as a Great Room with a vaulted ceiling, or some lofts or timber framing accents?
Get the picture? Too many variables. If you want to give this guy some accurate numbers,then you will have to do your own homework. Take the building plans to your lumber supplier and have him work up a price on the building package (shell). Have your foundation subcontractor look over the foundation drawings and have him quote you his price for said work. I'm sure you must have a good idea how many man hours you will be billing for you and your crew's labor cost. Don't forget electric and plumbing estimates. Any hidden costs (permits or fees)? Add them in too. After you have done this, you should have a pretty good idea (strong ballpark figure, not exact figure) of the costs involved.
From this point, you and the homeowner can discuss what accessories to add or allow for. the accessories(floor coverings, cabinetry, special lighting/plumbing fixtures, type of heating/cooling units)all are part of the actual computed square foot cost basis. See how easily this basis can become inflated?
By approaching this job in this manner (instead of "flipping out some numbers.") you and the homeowner will both be better prepared.
As for demolition.....again this depends. A normal "run of the mill demolition/haul away" should cost you between $2000 to $4000. BUT the best way to figure out this cost is to contact a demolition guy in your area and have him quote you a price beforehand. Or consult with other local contractors in your area and ask them what they normally pay or charge for such demolition.
The internet is a great tool, but sometimes the best answers can be found in your own backyard!
Best of luck on your house project.
Davo.