I live in a very small duplex; my half measures under 20′ x 20′. (Back in 1940, that was considered plenty large!) Since it is so old, and the original floor plan could use some tweeking, I plan to completely gut the inside, replace the insulation, update the inside electric, re-locate a non-bearing wall, and replace the drywall. The kitchen will also have the stove (gas) and water heater (electric) swap places.
Construction is of 2×4 studs, fiberglass batt insulation, on a cement slab.
If you were planning this job, how much time would you expect the project to take? A week? A month?
Replies
If you were planning this job, how much time would you expect the project to take? A week? A month?
Wow, are those the only two choices we have to pick from?
"he...never charged nothing for his preaching, and it was worth it, too" - Mark Twain
Plans, permits, sub agreements : 30-90 days
gut the inside, : 2 days
re-locate a non-bearing wall, : 1 day
update the inside electric, : 1-7 days
replace the insulation, : 1 day
replace the drywall. : 5 days
gas : 1 day
Paint : 4 days
Trim : 3 days
M&M's (Misc/Missed) : 7 days
Unforeseen delays : 0-90 days
2 months of working alone and coordinating the subs you need
great minds think alike ...
'cept I did a quick read thru and my mind went to 8 weeks ...
so I'd probably bid it for 10 ... tell them 10-12 ... and did he say old and small?
I'd probably be a week over my guesstimate of 10 ...
Jeff Buck Construction
Artistry In Carpentry
Pittsburgh Pa
original floor plan could use some tweeking.
Other than a bathroom, what floor plan can you have in a 20x20 building?
You gonna live in while you work? Married? Kids, 3 cats & a dog in with you?
How pickey are you?
Doors and windows staying?
3 to 6 months, or more.
Joe H
I live in this place; since it is so small, there really is no way to do thing in stages, or to live in it as work is done. I'll probably end up pitching a tent in the yard!
For the sake of discussion, the main room is 12' x 12'. Along one side is the bedroom, at 6' x 12'. At the corner opposite to the bedroom, next to the main room, is a 5' x 5' bath with shower. The remaining space, along the main room and bedroom, is occupied by the closet and kitchen.
Bath has rotten drywall & tile, and leaky shower valves.
Kitchen has no space for fridge, food storage, and the water heater is in a bad spot.
Bedroom closet is largely un-useable as a 'pocket' was cut into it to make room for the fridge. Also, the wall common to both units is completely uninsulated.
Main room has paneling with printed 'grooves.' Insulation lets winter winds in. Some problems with ants nesting in walls. Also, only one (switched) receptacle in 12 x 12 room.
All electric in early romex- no ground wire.
I think you see why a gut & re-do is called for.
Oh, and doors and windows are staying- no changes there
Edited 7/16/2006 4:36 pm ET by renosteinke
Mike thinks like I do, but two variables come to mind - one is that who knows what your skill level and experience are. The other is that you are certain to find some suprise, like rotted framing, termites, substandard electrical or something else calling for complete replacement...
leave yourself a 20% time and money contingency allowance
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I am sorry, perhaps I was not clear. It is my intent to have the work done professionally. Heck, I work hard all day, and am not about to burn midnight oil working after hours! More importantly, I know my limitations. There's a reason carpentry, drywall, painting, plumbing, carpet laying, and electric work are called "skilled trades." It seems... if I'm reading between the lines correctly... that a proper contractor, with all his subs lined up, would need 2 weeks from the first hammer blow to the paint being dry. Does that seem reasonable?
It seems... if I'm reading between the lines correctly... that a proper contractor, with all his subs lined up, would need 2 weeks from the first hammer blow to the paint being dry. Does that seem reasonable?
NO
3 months
that a proper contractor, with all his subs lined up, would need 2 weeks from the first hammer blow to the paint being dry. Does that seem reasonable?
No.
4 weeks + Unforeseen delays : 0-90 daysSamT
lemme repeat myself..... two monthsMike Smith Rhode Island : Design / Build / Repair / Restore
Two months + 20% contingencyStart now and you'll be back in from that tent befor there is frost on the ground
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
I want to thank all of you. I shall allow at least two months for the job. I am doing my "homework" for next year. Perhaps I will try for a late winter time- the idea being that the contractors will be more available.
Between now and then, I will assemble parts, finalise plans, and select contractors. Being in a trade myself, I have some ideas as to whom I should hire- and whom to avoid!
Maybe, if you dont rewire /no permit/no insulation/field tack the drywall/one coat mud,and maybe using tape/trim cut square or close to with a chain saw held in place with 2 nails/coat of primer/outdoor carpet hammer tacked around the perimeter/ and lets see,,,,, I guess thats about a weeks work.....maybe two.I think you might watch "Extreme Home Makeover". LOL. Get a couple reputable bids for your budget and time.
I do hope you were posting in jest! I'm not about to try to "finesse" the system. The cost of a permit is quite minor, compared to the cost of most any job- and I'm not about to ask a reputable contractor to risk his license,or relationship with city hall, over something so petty. There is also the matter of risking my insurance company refusing a claim.
Indeed, the "other" kind of contractors who would do such illegal, shoddy work are not invited in my home. As for calling contractors to bid while never intending to give them work- that's just plain dishonest. It is sinful to get the poor guy's hopes up, when you're deliberately wasting his time. As for not re-wiring... well, that's kind of the point of the remodel. Sure, I could continue using a mess of extension cords and 2-prong adaptors... but am I doing myself any favors there?