What to Look for in a Remodeling Estimate for Bathrooms
remodeling the right way
Estimate details are important when it comes to cost
When you are planning a remodeling project for your home there is a number of things you need to look for from your potential contractor. This article will deal with estimates and why details are so important.
When you planning your project it is important to realize that what you are asking for often require a lot more work that what you might see on HGTV. It’s amazing how they can fit three days of work into a 20 minute program, that’s once you take out the commercials. The little details that they leave out take time and cost money. The following example of an itemized estimate is a sample of what you should look for. Estimates that are vague and based on verbal agreement aren’t a good idea. When the project starts, cost can start adding up and it is not uncommon for contractor to come back to for more money above the estimated amount and if not paid will walk away from the job rather than lose money.
Sample Estimate based on a Master bedroom and Master Bath remodel that I sold earlier this year.
Estimate
Client name Date
Address
City, state and zip:
Contact information
Phone cell phones email address
Job address: Same as above
Job Description /Site prep $450.00
Cover and protect new windows in master bedroom
Install dust control barriers in return air ducts
Remove privacy wall on deck
Cover and protect deck
Remove downstairs ceiling tiles for plumbing / duct access
Demolition $4800.00
Following items to be removed
All tile surfaces in master bathroom and shower
Vanity, existing whirlpool tub, countertop and mirror
Drywall (all walls and ceiling master bath)
Drywall ceiling in master bedroom
All existing insulation in affected areas
All trim, base and crown (master bed, closet and bath)
Steel Ceiling framing and old roof pan (bedroom and bath)
Existing floor vent
Wall in bath at existing shower
Doors and Openings $2625.00
Remove existing windows in Bath and Master Bedroom (save window from bedroom)
Remove Door in bath and infill for drywall and siding
Remove existing doors in toilet room storage and infill for drywall repair
Install new exterior door in bedroom
Install window in bath removed from bedroom
Install new window in shower (approx. size 24”wide x 32” high)
New carpentry work $3670.00
Build temporary steps, ramp and handrail for access to work area
Repair any sub-floor damage in bathroom
Frame in wall where existing exterior door removed in bath
Frame seat and storage shelve in shower
Frame opening to except window removed from bedroom
Reframe opening bedroom for new exterior door
Repair exterior wood siding where needed
Reframe ceilings in Bath and Bedroom for trey’s and or vaults
(Determination of style and feasibility after demo is complete)
Frame new fireplace wall in master bedroom
(Will include firing of interior walls as needed for venting access)
Build new privacy wall on deck (at end of job )
HVAC $860.00
Relocate floor register in bath to vanity toekick with new register cover
Increase duct size to bed and bath for increased air flow
Install duct dampers if needed
Install electrical radiant heat system (toekick style vanity)
Electrical $2660.00
Remove existing exterior light and switch at existing door, relocate to new door
Install new lighting above new vanity with new switch
Install additional 15 or 20amp breakers as needed with new wiring for bath outlets
Install new 2 GFCI outlets in cabinet her vanity
Install 1 new GFCI outlet at new vanity
Replace all switches and outlets with new plus new covers
Remove and replace ceiling fans (bath and bedroom)
Relocate whirlpool wiring and switch
Install new lighting and switch above windows in bedroom
Plumbing $3100.00
Replace all existing Poly plumbing lines with CPVC
Relocate drains for new Clawfoot tub and shower
Install new drain and water lines for new vanity (Appx. where existing door is now)
Relocate shower valve and water head to new wall
Install new vanity faucets and drains
Install new shut off valves on all water lines
Install all new supply lines (exposed lines for tub, color to be determined)
Remove and reinstall existing toilet
Install new Clawfoot tub
Drywall and Repair $2240.00
Install ½” mold resistant drywall on all bath walls and ceilings
Install ½” drywall on bedroom ceiling
Repair and patch areas as needed
Mud and finish drywall – paint ready
Tile work Master Bathroom $5450.00
Repair subfloor where needed
Install ¼” dur-rock over all subfloors
Install radiant floor heat system in traffic areas
Install ½” dur-rock on shower walls
Install tile on all new floor surfaces and shower (shower walls to be to ceiling)
Grout, clean and seal all work
Cabinets $1800.00
Install 2 customs made vanities and dressing table (to match other bath cabinetry)
Install 1 custom upright storage cabinet for vanity (style to be determined)
Install new hardware
Finish Carpentry $1350.00
Install 5” base and cap baseboards (bedroom, closet and bath)
Install new 4 5/8” crown molding w/ clover molding sub trim in bedroom
Install new 3 9/16” crown molding w/ clover molding sub trim in bath
Install new interior door and window casings on all effected openings
Repair or replace other as needed
Paint $1920.00
Caulk and putty all trim
Patch and fill all walls
Prime and paint all interior walls and ceilings (master bed, bath and closet)
Paint all doors and window
Prime and paint all new trim
Paint exterior siding to match where repaired
Master Bedroom Fireplace $3600.00
Remove and relocate electrical, phone and cable outlets or switches
Remove and relocate HVAC return vent
Install new gas line and shut off for log set
Fireplace vent installation where needed
Fireplace hearth and finish
Fireplace mantle
(Possible new mantle for fireplace may be custom made by shop)
Carpet $2100.00
Install new carpet and pad in Master bedroom and closet only
Remove and replace any reducer or transition strips
Includes any tack strip installation or replacement
Miscellaneous Interior
Master Bath $1900.00
New granite counter tops both vanities
Frameless shower door
Remove and replace all door hardware
Two new mirrors for vanities
Insulation and radiant barrier in ceilings bed and bath where accessible $800.00
Deck $960.00
Install metal dry below system under deck at bath area
Garage $550.00
Remove and replace 2x6 trim on garage and replace by composite material
Remove and replace garage door weather stripping
Paint to match existing
Basement $300.00
Re-install all ceiling tiles removed for access
Repair or replace any damaged ceiling grid
Check hanging wires
Debris Removal $1200.00
Provide 10yrd dumpster (swap as needed)
All debris removed from site to provided dumpsters
Broom clean site daily
Remove temporary access stairs, ramp and handrail (at end of job)
Final clean up to include removal of all dust control barriers, wipe surfaces, sweep and vacuum
Estimated job completion time based on drawing and conversations on details of work.
Estimate includes all material listed above and labor
Estimated time to complete job 10 weeks (change orders and weather could increase time).
(owner to provide Clawfoot tub per request)
Estimated cost to complete project $40,835.00
As you can see this is a very detailed estimate, the material allowance for fixtures are provided on a separate spread sheet. Any overage on the material is absorbed by the owner in this example. It is also noted the approximate time to complete the job; this is a very important detail. Do not leave it open ended.
If you are a contractor you are welcome to contact me for advice or if you may need help on an upcoming project in the Atlanta area. And for homeowners out there; if your estimate isn’t this detailed you may want to double check exactly what is included before the work begins. Good luck with your next project and best wishes.
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