Estimate for complete gut in Fairfax?

[Anonymous]

I just have no idea what a project like this costs. I know it will vary but I’m not ready to start so I don’t want to get real estimates yet. Anyone here feel like they can give a ballpark?
5,000 sq feet. Condition is fine but style is very 1998, complete with weird angles in most rooms which is why I want to gut instead of just update. Current house value is $1.3. How much do you think it would cost to gut it? Would involve changing some windows, walls, and stairs. I’d want high end but not over the top finishes.

[Anonymous]

When you say "gut" and "weird angles in most rooms" do you mean gut down to the exterior walls, removing/moving all interior walls?

Count on at least a couple hundred per sf if so.

[Anonymous]

I'd think you are probably looking at at least $700k. Just buy a new house.

[Anonymous]

Anonymous wrote:When you say "gut" and "weird angles in most rooms" do you mean gut down to the exterior walls, removing/moving all interior walls?

Count on at least a couple hundred per sf if so.

Pretty much. It was the best thing available when we needed to move but I dislike 90s design. They loved angled hallways and open rooms. The bedrooms and bathrooms are small but the main areas are oddly big. The bathrooms have some pointy corners and angled walls. I think it’s a pretty poor use of the space and outdated. I like the neighborhood and location.

Thank you for your help!

[Anonymous]

It would likely not be economical to 'gut' a 5,000 SF house. As PP said, just buy a different on.

[Anonymous]

I think it depends … are you talking about opening up non-load bearing walls to get rid of angles or actually moving supporting walls? Also, are you planning to touch the kitchen? That is usually the most expensive part of a reno. Will you be moving any plumbing?

If it’s just moving non-load bearing walls and re-dry walling + painting that may not be too bad. If you’re totally reformatting the house and taking it all down to the studs, re-doing floors, totally new kitchen, etc. that is going to be $$$. I live in Arlington near a lot of gut renos, but they are usually older homes where the price point is close to a tear down. Gut reno-ing 25 year old house isn’t common, especially when at your price point.

[Anonymous]

At that scale, it's probably more economical to completely tear down the house and rebuild up, especially if you can reuse the foundation. Renovating means moving around HVAC ducts, plumbing, etc - and in a space that large you're talking about major work. People who gut-renovate do it because they bought a decade ago and have the equity or cash, or because they are entrenched in their neighborhood and can't afford to go elsewhere thanks to rising home prices.

[Anonymous]

Tear it down and start over, you'll be happier. I recently did an addition and remodel in a 1980s house and wish we'd torn down. Working with the existing ducts and pipes, non-squre structure, etc is a PITA.

[Anonymous]

I’m a remodeler.

Not in DC but the northeast.

Just finished doing an *almost* gut on a 4500 sq. ft. house in lower Fairfield County.

Without doing exterior - no windows-siding-etc but all new mechanicals -all new baths - kitucen -laundry - mudroom - new floors - finishing the attic - the client was at about a million all in (me, architect, building permit fees, etc.

So if you asked me on a square foot basis I would tell you to budget at 250.00 a square foot and you can go up from there. This was for good level finishes and work but definitely not our best work. But my good level work is higher than average construction.

In my clients case I think he’ll be ok given current values. But Fairfield county had a decade long housing recession from 2008 until Covid.

Working on another one now - that is a partial interior renovation - new baths but not kitchen - no new floors - no new mechanicals and he’ll be around the same price - maybe higher. I think I’ll be a million in construction plus architect and interior designer fees. But that will be a very well done house.