Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I did this in DC going 1000sf to 1500sf (added 250sf/flr), adding a new master bath and powder room, replacing GFA with four mini splits, and installing hardwood flooring throughout. Construction costs + raw materials is running ~$160k.

What year?

2022

Would you recommend who you used?

I would. OP, you could hire a designer for the work you need and being in a construction company to do the work.

Anonymous wrote:

Anonymous wrote:If you go to one of the big design build firms it will undoubtedly run 200-300k but they’re adding 10-20% on top of all bills plus a (often) 5 figure monthly management fee.

I’ve done numerous projects and got bids from them sometimes. They’re definitely the preference for the well compensated DCUM set.

But the way I’ve found that has the most value for me is to find a small shop led by 1 person who has their own crew for most of the general work and subs out to trades only when absolutely necessary. They work on a time and material basis when not subbing out and the top guy isn’t expecting to take a cut for just existing.

When you go to a big D/B firm what amounts to a project management fee adds up to 1/2 of the project sometimes.

The method I laid out is somewhere between GC’ing it yourself and going to a 1-stop shop.

You may need to get in the weeds on order doors and windows - but you order what you want directly from distributors and they don’t get marked up. If you get a good contractor, he’ll let you order under his name and you get the trade discount too.

I’ve done around 1M in renovations this way spread across 5-6 major projects. I’ve helped friends do this for another 3-4 projects and we’ve all had very good results at a much lower price point.

You have to get away from the profit expectations of the bigger guys… they have (at least) 4-5 execs internally to pay and all of them are multi-millionaires. Plus a health sg&a spend for biz development and marketing.

This sounds like the right approach for me as I WFH and can actually be there most of the time. However how do I know what specs I need on ordering doors and windows? I know the look I want but have no building or construction expertise.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I did this in DC going 1000sf to 1500sf (added 250sf/flr), adding a new master bath and powder room, replacing GFA with four mini splits, and installing hardwood flooring throughout. Construction costs + raw materials is running ~$160k.

What year?

2022

Would you recommend who you used?

Anonymous wrote:If you go to one of the big design build firms it will undoubtedly run 200-300k but they’re adding 10-20% on top of all bills plus a (often) 5 figure monthly management fee.

I’ve done numerous projects and got bids from them sometimes. They’re definitely the preference for the well compensated DCUM set.

But the way I’ve found that has the most value for me is to find a small shop led by 1 person who has their own crew for most of the general work and subs out to trades only when absolutely necessary. They work on a time and material basis when not subbing out and the top guy isn’t expecting to take a cut for just existing.

When you go to a big D/B firm what amounts to a project management fee adds up to 1/2 of the project sometimes.

The method I laid out is somewhere between GC’ing it yourself and going to a 1-stop shop.

You may need to get in the weeds on order doors and windows - but you order what you want directly from distributors and they don’t get marked up. If you get a good contractor, he’ll let you order under his name and you get the trade discount too.

I’ve done around 1M in renovations this way spread across 5-6 major projects. I’ve helped friends do this for another 3-4 projects and we’ve all had very good results at a much lower price point.

You have to get away from the profit expectations of the bigger guys… they have (at least) 4-5 execs internally to pay and all of them are multi-millionaires. Plus a health sg&a spend for biz development and marketing.

Anonymous wrote:our neighbors did something similar in 2021/2022:
- bumping out the back by similar amount
- downstairs it mean extension of kitchen and kitchen remodel, addition of a small mudroom space and half bath on one side and mini covered porch on the other
- upstairs the master bedroom got bigger and got a new full bath.

Total 400k. It is pretty and well done but i was shocked at the cost given that the extension was not big at all in terms of square footage. I guess the kitchen and bathroom additions ate a lot of the budget