What would you pay for this Scope of Work?

Question

Hi Guys! Anyone want to take a crack at this? Not Market specific, I am seeing $15K-$20K estimates.

Thanks, Matt

1200 sq ft., 2 outlets/ 1 switch per room.

Kitchen

-Scrape, patch, and paint

-Install new gas range

-Install new fridge

-Install Premiere Click LVT flooring

-Remove current dishwasher

-Install shelving where dishwasher was removed from

-Swap all outlets and light switches

Living Room

-Scrape, patch, and paint

-Clean carpets

-Swap all outlets and switches

Bedroom 1 (1st Floor)

-Scrape, patch, and paint

-Frame in for the installation of a door

-Install a closet system

-Swap all outlets and switches

-Remove old carpet

-Remove padding

-Remove tack strip

-Install underlayment for laminate flooring

-Install laminate flooring

-Install trim

Stairs to 2nd Floor and 2nd Floor Hallway

-Remove wall paper

-Scrape, patch, and paint

-Swap all outlets and switches

-Clean carpets on steps and in the hallway

Bathroom

-Scrape, patch, and paint

-Swap all outlets and switches

-Remove old carpet

-Remove padding

-Remove tack strip

-Install Premiere Click LVT flooring

Bedroom 2

-Scrape, patch, and paint

-Swap all outlets and switches

-Plaine down closet door so that it opens and closes properly

-Install trim

-Remove light fixture

-Install new ceiling fan

-Clean carpets

Bedroom 3

-Scrape, patch, and paint

-Swap all outlets and switches

-Remove old carpet

-Remove padding

-Remove tack strip

-Install underlayment for laminate flooring

-Install laminate flooring

-Repair or replace ceiling fan

Basement

-Scrape and paint with Killz

-Install dehumidifier

-Remove toilet in basement and cap off line where toilet was

Matthew Herrington · Answer

Thanks @Larry T. Appreciate the feedback. I love the 'check yourself' aspect of these forums. Sometimes even though you know you're good, you gotta check with your BP crew!

Larry Turowski · Answer

@Matthew  Herrington I'm a shoot from the hip investor.  I don't have time to go into minute detail on everything.  And I've done enough rehabs that I can say, well, I did a pretty similar scope of work to a similar house a year ago and it cost me X.  This one should also cost me about X.

For my area, for that size house and for that scope--I'd budget $15 tops material and labor with a couple of gotchas--that's including appliances.  So you are in the ballpark.

Peter Tverdov · Answer

I'm a novice but I think you're in the ballpark. None of that work seems like it requires skilled labor. To be honest, I feel like I could do a great deal of that stuff myself if I didn't have a day job.

Manolo D. · Answer

Total rehab + First project = Good GC + Good Attorney.

Hassan Arash · Answer

Hi All, I bought an REO Townhouse today in zip code 21236 area. This is my first project. needs total rehab. any recommendations when it comes to scope of work, contractors (licensed or ???). please reply to arash.rei@gmail.com. thanks in advance.

Tyron McDaniel · Answer

Matt

I definitely GET what you are wanting to do and it's funny to me the ambiguity of certain aspects of estimating costs but I just a property that in scope sounds like what you are doing except my property was about 550 sq. ft. larger and cost about $24k but I did higher end finishes (granite & travertine), I replaced the roof and added an a/c unit as well. Subtract those out and I am right where you are on your deal.

Matthew Herrington · Answer

Thanks Gents! Its an out of state deal so I will be putting eyes on it soon (and tape measure). Sorry for the cringe-worthy lack of detail. I needed to check myself before making the road trip. I'll post further once I get some real meat for you guys to chew on. Thanks again!

Greg Behan · Answer

It's really impossible to quote a list like this...  Although lists make things sound so simple and easy I never quote a job without seeing it.   And the whole "what do you think it would cost roughly" or "ballpark me" makes me cringe.    That being said it sounds like you got a few estimates already with your 15-20k statement.  That's gonna be what it's gonna cost and if it doesn't seem right get another estimate or two.  Have a few reputable contractors out get a few prices and go for the best value (not necessarily the cheapest guy)

Chris C. · Answer

Looked over the list quickly but a 1200sf home cost me about 15k with materials.  That's all new paint, floor coverings, electrical switches/receptacles, counter tops, light/fans, hinges, appliances, and cabinet hardware.  Few miscellaneous things on top of that without getting to specific.

That being said @J  Scott is exactly right.  Need more info to answer your question specifically.

J Scott · Answer

No nearly enough information...not even sure if this is labor-only or labor and materials?

If labor only, could be $5K-$25K, depending on the market, the type of contractor(s) you use, whether it's permitted/inspected, etc.

If it's labor and materials, could be $10K-$35K, depending on all of the above plus the level of finishes.