The 10-12k range sounds right, and it should include any miscellaneous repairs due to hidden water damage around the top, etc.

If a potential contractor doesn't want to pull permits, run, don't walk, away. With un-permitted work, the contractor doesn't need to use properly licensed electrician, plumbers, etc. and you basically have no recourse if things go wrong down the road. Slow leaks in the bathroom can lead to very expensive damage and any issues with electricity in the bathroom can be really hazardous.

Further, the idea that permits are some huge hassle is overstating it. Contractors visit the permit office regularly and will batch your application in with other jobs...they aren't heading over there just for you. DC at least provides free wifi, so most guys will sit and work on bids and catch up on email while they wait, just as they would if they were back in the office. Typically, rough structure/electrical/plumbing inspections on a small job can be scheduled at once, so again you're looking at a couple of hours of the contractor's time.

Also, if you're staying in place for a while the market not be as hot when you want to sell. In a more normal market, pulling the permit history of a house and using lack of permits as a negotiating tack is not uncommon.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

My2Princesses wrote:We're looking at a bathroom renovation in the near future and I'm wondering about the typical cost in the DC area (we're in MoCo). It's a small master bath, about 5 feet wide by 8 feet long (including the standing shower). So far the estimates have been either around $5,000 or higher at $9-12,000. I'm trying to figure out if the lower one is normal and the higher ones are trying to bleed me dry, or if the lower ones are too low (indicative of shoddy work) and I really am looking at $9-12,000. It would be a mid-line renovation (not cheap but not too expensive/high end). We're in a townhouse.

You need to clarify what "bathroom renovation" comprises. Are you expecting to alter the structure, relocate sinks, relocate toilets, etc? Add things like heated flooring, a steam shower, etc? If you are simply trading vanities, changing tiles, changing fixtures, and replacing toilets, $9-12k for tiny bathroom is ripoff.

By "renovation" I mean gut existing bathroom (standing shower, cabinet, tiles on floor), rebuild new standing shower, new floor tiles, new cabinet with granite countertop, new lights, new mirror/cabinet, maybe new toilet. No structural changes or relocating sink or toilet. From feedback here and elsewhere, looks like we are indeed looking at $9-12K for a tiny bathroom.

I think you can beat $9k, especially if there's no new plumbing or electrical involved. Rebuilding a 5x8 bathroom is not a big job.

I would think a 5x8 bathroom wouldn't be terribly difficult. I had one person here the other day and I was given a preliminary quote of 9-12. Our immediate neighbor just had their ENTIRE kitchen remodeled with the same company for around $13K (cabinets, granite counter tops, appliances, lighting, etc.). I was amazed that my tiny little bathroom would be in the same ballpark! In fact, I had another quote (via phone, sight unseen) today for $17K-23K!!! That's ridiculous!

I think you would be hard pressed to get JUST the materials to remodel an entire kitchen for 13K. And everything you used would be very cheap - particle board cabinets, used appliances..

We just had our kitchen remodeled in Alexandria and it ran $16k. We did not change any plumbing or electrical though and we did the demo ourselves. Tile floors, granite, solid wood cabinets. We replaced the dishwaser, but the stove and the fridge were only about a year old and already SS so we left them.

We're having this done right now for about $7k. It's not a high-end renovation, but we're doing some nicer features -- marble vanity tops, solid wood vanities, and glass tile design in the shower. $9-12K seems really high for just some cosmetic work.

Anonymous wrote:Builder here. Not in your area. 10-12 is on the money.

What does area have to do with price?

We did ours for about $8k including materials and labor. We bought most of the non-construction materials ourselves (tile, vanity, countertop, mirror, lights, other fixtures). We used our contractor's discount for tile and he purchased the toilet and glass shower door. In my experience having done this to with two bathrooms, it is a little less expensive as you can shop around for the best prices on materials. Also I like having control over these choices rather than picking from a limited number of options that a contractor would provide.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

My2Princesses wrote:We're looking at a bathroom renovation in the near future and I'm wondering about the typical cost in the DC area (we're in MoCo). It's a small master bath, about 5 feet wide by 8 feet long (including the standing shower). So far the estimates have been either around $5,000 or higher at $9-12,000. I'm trying to figure out if the lower one is normal and the higher ones are trying to bleed me dry, or if the lower ones are too low (indicative of shoddy work) and I really am looking at $9-12,000. It would be a mid-line renovation (not cheap but not too expensive/high end). We're in a townhouse.

You need to clarify what "bathroom renovation" comprises. Are you expecting to alter the structure, relocate sinks, relocate toilets, etc? Add things like heated flooring, a steam shower, etc? If you are simply trading vanities, changing tiles, changing fixtures, and replacing toilets, $9-12k for tiny bathroom is ripoff.

By "renovation" I mean gut existing bathroom (standing shower, cabinet, tiles on floor), rebuild new standing shower, new floor tiles, new cabinet with granite countertop, new lights, new mirror/cabinet, maybe new toilet. No structural changes or relocating sink or toilet. From feedback here and elsewhere, looks like we are indeed looking at $9-12K for a tiny bathroom.

I think you can beat $9k, especially if there's no new plumbing or electrical involved. Rebuilding a 5x8 bathroom is not a big job.

I would think a 5x8 bathroom wouldn't be terribly difficult. I had one person here the other day and I was given a preliminary quote of 9-12. Our immediate neighbor just had their ENTIRE kitchen remodeled with the same company for around $13K (cabinets, granite counter tops, appliances, lighting, etc.). I was amazed that my tiny little bathroom would be in the same ballpark! In fact, I had another quote (via phone, sight unseen) today for $17K-23K!!! That's ridiculous!

I think you would be hard pressed to get JUST the materials to remodel an entire kitchen for 13K. And everything you used would be very cheap - particle board cabinets, used appliances..

DH and I renovated our kitchen for almost exactly 13K, 10 years ago. Cabinets were mid line as was the granite. Got all new Kenmore appliances for around $2500--fridge, range, microwave and DW. This included tile and grout as well. DH did all the work himself so the 13K has no labor in it.

No labor and that was 10 years ago.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

My2Princesses wrote:We're looking at a bathroom renovation in the near future and I'm wondering about the typical cost in the DC area (we're in MoCo). It's a small master bath, about 5 feet wide by 8 feet long (including the standing shower). So far the estimates have been either around $5,000 or higher at $9-12,000. I'm trying to figure out if the lower one is normal and the higher ones are trying to bleed me dry, or if the lower ones are too low (indicative of shoddy work) and I really am looking at $9-12,000. It would be a mid-line renovation (not cheap but not too expensive/high end). We're in a townhouse.

You need to clarify what "bathroom renovation" comprises. Are you expecting to alter the structure, relocate sinks, relocate toilets, etc? Add things like heated flooring, a steam shower, etc? If you are simply trading vanities, changing tiles, changing fixtures, and replacing toilets, $9-12k for tiny bathroom is ripoff.

By "renovation" I mean gut existing bathroom (standing shower, cabinet, tiles on floor), rebuild new standing shower, new floor tiles, new cabinet with granite countertop, new lights, new mirror/cabinet, maybe new toilet. No structural changes or relocating sink or toilet. From feedback here and elsewhere, looks like we are indeed looking at $9-12K for a tiny bathroom.

I think you can beat $9k, especially if there's no new plumbing or electrical involved. Rebuilding a 5x8 bathroom is not a big job.

I would think a 5x8 bathroom wouldn't be terribly difficult. I had one person here the other day and I was given a preliminary quote of 9-12. Our immediate neighbor just had their ENTIRE kitchen remodeled with the same company for around $13K (cabinets, granite counter tops, appliances, lighting, etc.). I was amazed that my tiny little bathroom would be in the same ballpark! In fact, I had another quote (via phone, sight unseen) today for $17K-23K!!! That's ridiculous!

I think you would be hard pressed to get JUST the materials to remodel an entire kitchen for 13K. And everything you used would be very cheap - particle board cabinets, used appliances..

DH and I renovated our kitchen for almost exactly 13K, 10 years ago. Cabinets were mid line as was the granite. Got all new Kenmore appliances for around $2500--fridge, range, microwave and DW. This included tile and grout as well. DH did all the work himself so the 13K has no labor in it.

What are folks seeing for a larger bathroom - complete renovation down to the studs? About 10x20.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

My2Princesses wrote:We're looking at a bathroom renovation in the near future and I'm wondering about the typical cost in the DC area (we're in MoCo). It's a small master bath, about 5 feet wide by 8 feet long (including the standing shower). So far the estimates have been either around $5,000 or higher at $9-12,000. I'm trying to figure out if the lower one is normal and the higher ones are trying to bleed me dry, or if the lower ones are too low (indicative of shoddy work) and I really am looking at $9-12,000. It would be a mid-line renovation (not cheap but not too expensive/high end). We're in a townhouse.

You need to clarify what "bathroom renovation" comprises. Are you expecting to alter the structure, relocate sinks, relocate toilets, etc? Add things like heated flooring, a steam shower, etc? If you are simply trading vanities, changing tiles, changing fixtures, and replacing toilets, $9-12k for tiny bathroom is ripoff.

By "renovation" I mean gut existing bathroom (standing shower, cabinet, tiles on floor), rebuild new standing shower, new floor tiles, new cabinet with granite countertop, new lights, new mirror/cabinet, maybe new toilet. No structural changes or relocating sink or toilet. From feedback here and elsewhere, looks like we are indeed looking at $9-12K for a tiny bathroom.

I think you can beat $9k, especially if there's no new plumbing or electrical involved. Rebuilding a 5x8 bathroom is not a big job.

I would think a 5x8 bathroom wouldn't be terribly difficult. I had one person here the other day and I was given a preliminary quote of 9-12. Our immediate neighbor just had their ENTIRE kitchen remodeled with the same company for around $13K (cabinets, granite counter tops, appliances, lighting, etc.). I was amazed that my tiny little bathroom would be in the same ballpark! In fact, I had another quote (via phone, sight unseen) today for $17K-23K!!! That's ridiculous!

I think you would be hard pressed to get JUST the materials to remodel an entire kitchen for 13K. And everything you used would be very cheap - particle board cabinets, used appliances..