Cost analysis: Building costs to add a hot tub to my Smoky mountains STR

[Sarah Sass]

Question 1: Does $4698 for materials and labor to prepare my house for a hot tub seem in line?

Question 2: Any 4-5 person narrow hot tub recs to speed up the process? I've been stalking the forum posts to narrow down what to get. e.g. One that is durable and easy to clean with affordable source-able parts. Home Depot's offerings seem tempting since I can view the price online, which has been an issue with hot tub specific stores in the Smokies.

Context:  I'm looking to add a 4-5 person hot tub to my STR near Pigeon Forge. It would run off my property's well water. I received an estimate to make room for a hot tub that does NOT include the cost of a hot tub. I'd have to widen my ground level porch and extend the roof accordingly. It would be installed in the middle of the porch, as circled in the below photo.

Per my handyman, "All materials and labor to build deck section and install hot tub supplied by you including water, drain and electric hook up. Estimated cost $4698." 

I did consider the far left hand corner of the porch, however it's double the cost of materials. Thus the unique middle of the porch location.

[Michael Baum]

Doesn't seem out of line to me. You are doing a decent amount of work to accommodate the tub @Sarah Sass.

Maybe @Bruce Woodruff can chime in. I have no idea about labor costs in PF, but in my area, that is a pretty good deal.

[Tyler Winget]

Sounds like your handyman isn't trying to rip you off, and he's done this before. I come from the Poconos, PA market and have helped at least 30 clients coordinate hot tub installs in the last year.

Q1 Opinion*: Typically when underwriting property for buyer and mgmt clients, I'd give them a round number of $10k to assume for hot tub purchase / install / permits /foundation /electrical. Given you're at $5k for everything except the hot tub, with a reasonable solution I've seen before, sounds great.

Q2 Opinion*: Don't get a 110v hot tub. Whatever you do. A lot of them don't have proper heat pumps to keep the water hot in cold winter weather. Also, lookup the difference between Acrylic and Rotomolded tubs. I tend to suggest Rotomolded, they're more durable and less expensive, without all the fancy jets and colors. Easier to maintain. Perfect for rentals. Wayfair is a great spot to look - just make sure you read reviews and don't get 110v!

Sounds like you've got all your ducks lined up, and at a more than reasonable price, with a wise handyman. 

Hope this helps!

[Collin H.]

Quote from @Tyler Winget:

Sounds like your handyman isn't trying to rip you off, and he's done this before. I come from the Poconos, PA market and have helped at least 30 clients coordinate hot tub installs in the last year.

Q1 Opinion*: Typically when underwriting property for buyer and mgmt clients, I'd give them a round number of $10k to assume for hot tub purchase / install / permits /foundation /electrical. Given you're at $5k for everything except the hot tub, with a reasonable solution I've seen before, sounds great.

Q2 Opinion*: Don't get a 110v hot tub. Whatever you do. A lot of them don't have proper heat pumps to keep the water hot in cold winter weather. Also, lookup the difference between Acrylic and Rotomolded tubs. I tend to suggest Rotomolded, they're more durable and less expensive, without all the fancy jets and colors. Easier to maintain. Perfect for rentals. Wayfair is a great spot to look - just make sure you read reviews and don't get 110v!

Sounds like you've got all your ducks lined up, and at a more than reasonable price, with a wise handyman. 

Hope this helps!

 Tyler, that's some really good info!

[Sarah Sass]

Quote from @Michael Baum:

Doesn't seem out of line to me. You are doing a decent amount of work to accommodate the tub @Sarah Sass.

Maybe @Bruce Woodruff can chime in. I have no idea about labor costs in PF, but in my area, that is a pretty good deal.

 Thanks Michael, it's good to get that additional verification.

[Sarah Sass]

Quote from @Tyler Winget:

Sounds like your handyman isn't trying to rip you off, and he's done this before. I come from the Poconos, PA market and have helped at least 30 clients coordinate hot tub installs in the last year.

Q1 Opinion*: Typically when underwriting property for buyer and mgmt clients, I'd give them a round number of $10k to assume for hot tub purchase / install / permits /foundation /electrical. Given you're at $5k for everything except the hot tub, with a reasonable solution I've seen before, sounds great.

Q2 Opinion*: Don't get a 110v hot tub. Whatever you do. A lot of them don't have proper heat pumps to keep the water hot in cold winter weather. Also, lookup the difference between Acrylic and Rotomolded tubs. I tend to suggest Rotomolded, they're more durable and less expensive, without all the fancy jets and colors. Easier to maintain. Perfect for rentals. Wayfair is a great spot to look - just make sure you read reviews and don't get 110v!

Sounds like you've got all your ducks lined up, and at a more than reasonable price, with a wise handyman. 

Hope this helps!

Thanks Tyler! The quote includes trellising on 3 sides, a 220 volt outlet hardwired to the outside, and lockable gates that slide open on both sides. I'm glad it's in line with typical spending. 

Super helpful advice on avoiding the 110 V hot tubs and on going for a rotomolded tub. I'm limited with a maximum width x depth dimensions of 61" x 95". Given price, reviews, and durability, I'm looking at the following hot tubs and would love your opinion. All of my options are around the same dimensions so I've been looking at gallon amount as a more accurate gauge of how many people would fit.

Largo LS 5 person tub:
- $3,358.0: 200 gallons
- H 29.5 in, W 61 in, D 71 in
- Includes: Control Panel, Cover, Ozone water purification filter unit, LED Display, Power Cord, Pump, Sensors

Malta 4 person
- $3,589.00: 240 gallons
- H 30 x W 57 x D 81
- Includes: Cover, Filter Unit, [Ozone water sanitation system], Power Cord, Pump 

Ohana Spas dual facing lounger
- $3,705.99: 200 gallons
- H 29.5 x W 71 x D 61
- Includes: Cover, Filter, Ozonator, Light 

LS100DX
- $2999.00: 205 gallons
- H 32 x W 62 x D 71
- Includes: thermal locking cover, ozonator, multi-color underwater LED light, waterfall feature, two cup sliders, filter

[Rachael Cosgrove]

@Sarah Sass Which hot tub did you end up going with? This has been a super helpful post for us! Thanks