Home Remodeling
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Remodels are always a challenge especially when the construction is going on and you are living in the house while it’s going on. Because a remodel is never an exact science, ppending too much on it is common. But as a builder of new construction, a remodel, when broken down, it’s really a simple process. A good contractor will break a remodel down into three simple steps once the scope of work is known.
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Remodels are great and stress-free if the work is great at a good price. No one likes to be overcharged.
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I’ll use kitchens and bathrooms as the example because this is where folks get way over charged. Making it seem complicated is to a contractor's benefit.
Let’s assume a master bathroom wants to be completely redone. The planning for material is simple enough. Flooring , tubs, showers sinks, and cabinets being replaced. First, a two-man crew can go in and demo out Everything being replaced in less than a day. On day two the electrician, plumber, and HVAC subs come in and complete all their new wiring, plumbing, and vents being moved if needed. At this point a good sheetrock crew comes in and patches and tapes all damage areas of sheetrock. This can be done in a day and the painters can then come in and paint the area. At this point it's just a matter of putting the new material in back into place. Tubs, sinks, cabinets, shower pans, and fixtures. The electrician can come in for any fixture hook-up, the painter comes back in for a quick touchup and then the flooring people come in and finish The floor and any tile work for the shower is completed lastly. The steps are simple, the work is organized, and it’s a process not overly complicated. If there is an unseen issue, it will show up on the demo, but Once the room is taken apart, each subcontractor can make any repair needed.
If the job is organized, the material is all bought and on-site, the most intense bathroom can be completed in a few days. So an itemized budget can be known, but each sub will have an average daily rate, and holding them to it is the key. A good contractor will give you the budget, itemize each task, and then hold the Subcontractors to their number. Good organization allows a subcontractor to get in, do the work quickly and have the next one in right behind them.
I recently looked at a kitchen and the customers spent 35K redoing the kitchen. The work was good but they were not happy about the ultimate price.
I brought out our spreadsheet and we added up all the cost for material. Cabinets, flooring, granite, paint, Trim mateial. They already had new appliances so those weren’t repalced. The material cost was 11k. Theorist of their cost was labor and it was an 8-day job. That came out to 3k a day in labor. The labor should have been about 12K so they spent 35K on a 21K job. They never took the time to break down the job from a common sense approach.