Does this seem like a decent price for some work?

Thundyrkatz

Hey,

Those of you who have some experience with renovations. I am having some work done on the entry way stairwell in my split level ranch style house and wanted some perspective on if this was a good quote. I am located in Southern NH.

The work is to tear out some existing railings
Build 2 new knee walls in place of old railings around top of stairs
Walls are drywall with a white painted wood cap
build a new wood railing down the stairs and a new hand rail down the lower set of stairs.
tear out and rebuild the lower stairs with new stringers risers and treads
Then repaint the room and adjoining hallway and ceiling
Room is 14x20
Hallway is 4x17

Quote i got is 5,000 for whole job, parts labor and haul away of all materials.

I have never done a job like this before, so i have no idea if its a high quote, its a lot of money for me anyway.

I am having a difficult time getting contractors to come in and look at the job, but an expecting a second quote this weekend as well. I had 2 other contractors tell me they would not have time to do the job.

Thanks in advance for any help you can provide!

bowen

How long did they say it was going to take?

bowen

Also, how many stairs?

Edit: and because I probably won't be here to reply -- yeah that sounds about right, if not a little low for about a dozen stairs.

Thundyrkatz

He sad it would be done in about 4 days.

Figgy

That sounds right, given the work is done properly.

Thundyrkatz

Thanks Bowen and Figgy! I could use more votes of confidence still too

Jimmy King

I'm no expert on pricing this stuff and I'm not in your area, but it doesn't look out of line with projects I have had estimated and/or done (small porch rebuild, new wood floor, new carpet, various exterior repairs). Depending on how those costs break down you may be able to save some money by doing the painting yourself if you really want to get the cost down some. Painting is super easy.

bowen

Yeah I'd say do that part yourself, you can probably drop a few hundred off the quote at the least.

zepherin

If he is handling any structural issues and having to rebuild any joists, studs or beams that are rotted, then that is a fair price. If this is very limited to that, and when he opens up the walls, floors, etc. And comes back with that's going to be another 1800 to repair these broken support beams, then that is a high price. There are going to be issues when the walls get opened up. There always are, I have never opened up a wall and liked what I saw.

I opened up my estimating reference book and came up with this for an estimate based on your square footage.

Permits and Mobilization costs $550
Demolition and haul away $840
Rebuild stairs and hand rail $1222
Redo drywall and trim $410
Painting $441
G&A $346
subtotal $3809
Profit $380

Site unseen I would have it estimated at
$4189
Now if I take a look and think that there is going to be extensive work under those walls and floors I'd pad it up. Make sure that in the contract he isn't going to bring in any change orders for structural, and any sort of wood repairs. Electrical or plumbing change orders are generally reasonable, but you could try to make sure you don't get any added cost for those.

Thundyrkatz

Holy Moley Zepherin! Thank you so much for all that help and advice. That is amazing!

I am expecting the official quote on Monday, and I will be sure to have him guarantee the price. There is no electrical or plumbing near that work. So worst would be structural discoveries.

The Ender

Zeph's got you covered.

For any future projects, remember that you can always go to a local hardware place and at least get a rough idea of the material costs alone to see if the contractor is in the ballpark - and any good renovation is not going to be cheap.