Ball park number

[Anonymous]

How much do you think it will cost to renovate our kitchen, open up 2 walls and put a high beam where one of walls used to be. The renovation will also include redoing the half bath and floor in the kitchen and where the wall will be taken down. I just need the GC amount not including the actual kicthen cabinets/ appliances, etc. we are in 20016 if it matters.

[Anonymous]

$150k-$200k not knowing the size of your kitchen or bathroom

[Anonymous]

Anywhere between 50K-1.5m based on information provided.

[Anonymous]

Anonymous wrote:$150k-$200k not knowing the size of your kitchen or bathroom

Seems about right especially since it sounds like the walls are load bearing - structural engineer and architectural drawings for the permit will be costly. I’d say closer to 200k.

[Anonymous]

OP here. Thank you everyone! I was hoping to stay below 100k. The house is actually small. The first floor is about 800/900 sqft and less than half will be impacted. The hardwood floor is recent and we were told we won’t have to redo the whole floor and probably less than half.
Only one wall will come down and will need a high beam to support the rest of the house. We will increase the size of other 2 wall opening on this floor, but those are not load bearing. The half bath is already there and all it needs is a new sink that we will provide and wall paint/paper. Apart from cabinets and appliances, why would the rest cost more than 100k? We just won’t even start looking for GC if the price is so outrageous.

[Anonymous]

$200k but other problems will pop up as you do this so prepare for those.

[Anonymous]

Anonymous wrote:OP here. Thank you everyone! I was hoping to stay below 100k. The house is actually small. The first floor is about 800/900 sqft and less than half will be impacted. The hardwood floor is recent and we were told we won’t have to redo the whole floor and probably less than half.
Only one wall will come down and will need a high beam to support the rest of the house. We will increase the size of other 2 wall opening on this floor, but those are not load bearing. The half bath is already there and all it needs is a new sink that we will provide and wall paint/paper. Apart from cabinets and appliances, why would the rest cost more than 100k? We just won’t even start looking for GC if the price is so outrageous.

OP, there are a lot of reasons. I think as new homeowners it’s easy for us to imagine that if a renovation is “small” or “only the kitchen” that the price should scale down accordingly. But in many ways, it doesn’t. Because the units for ordering some materials, and hiring trades, and overhead and 1000 other things aren’t infinitely adjustable in that way.

Furthermore, $90k jobs are probably not a sustainable way for a general contractor to stay in business. You can find someone smaller and deal with them being more flakey and hard to schedule, but your job isn’t a simple pull and replace. You need an engineer and a lot of know how, and I think it will take a considerable premium to bring those people to a job your size.

So yours is just a tricky-sized project I think.

[Anonymous]

Anonymous wrote:Anywhere between 50K-1.5m based on information provided.

Please, tell me how you can spend 1.5m ?

[Anonymous]

We are in the middle of a kitchen renovation. We are getting hardwood floors in the kitchen (currently they are tile) and sanding and refinishing the existing floors on the main level so they match the new hardwood. Our main level, including the kitchen, is about 1000 sq feet. We are not moving any walls or plumbing. We are moving a gas cooktop from the right side of the sink to the left side of the sink and the electric wall oven to a different wall. We are also adding recessed lighting. The cost of the contractor is $62,000. The only materials included in that cost are the hardwood floors and necessary building materials - the cabinets and appliances are extra.

[Anonymous]

200k easy.

[Anonymous]

Anonymous wrote:We are in the middle of a kitchen renovation. We are getting hardwood floors in the kitchen (currently they are tile) and sanding and refinishing the existing floors on the main level so they match the new hardwood. Our main level, including the kitchen, is about 1000 sq feet. We are not moving any walls or plumbing. We are moving a gas cooktop from the right side of the sink to the left side of the sink and the electric wall oven to a different wall. We are also adding recessed lighting. The cost of the contractor is $62,000. The only materials included in that cost are the hardwood floors and necessary building materials - the cabinets and appliances are extra.

God, that's depressing. Is your contractor a design-build firm, or an independent?

[Anonymous]

Anonymous wrote:

Anonymous wrote:Anywhere between 50K-1.5m based on information provided.

Please, tell me how you can spend 1.5m ?

You can spend over $500k just on the kitchen.

[Anonymous]

Budget 300k for the work you described, another 200k for appliances, etc.