Contractor Bid Review - BRRRR in Winston-Salem, NC

[Account Closed]

I am in the process of working through a BRRRR I have in a C Winston-Salem neighborhood and have a few bids from GCs in the area. Here are details on the project:

2 bedroom, 1 bathroom 1,000 sqft distressed single family home- it needs a full gut. We will be adding a bedroom, vinyl flooring, stainless steel appliances, mid level counter top/cabinetry and high end finishes to help capture higher ARV & rents.

What are your thoughts on this bid? Do you have any recommendations? I appreciate the help!

Demo, cleanout, hauloff	$ 5,700
Interior Paint	$ 4,600
Vinyl Floors	$ 7,200
Countertop & Backsplash	$ 2,000
Full plumbing	$ 6,500
Door replacements	$ 3,000
Tub & surround	$ 4,500
Cabinetry	$ 4,500
Full electric	$ 8,000
Roof repair	$ 1,800
HVAC repair	$ 4,000
Insulation	$ 1,000
Sheetrock replacement	$ 6,800
Plumbing fixtures	$ 1,750
Window Replacement	$ 7,800
Framing	$ 9,000
Foundation Repair	$ 2,000
Permits & inspections	$ 3,000
GC Fee	$ 8,500
Total	$ 91,650

[Shawn McCormick]

@Account Closed I certainly don't know your market and contractors in most areas are handpicking jobs due to demand, but those prices are crazy to me! Many items would need more info on type/style of item, the comps in the neighborhood if they support those finishes, type of foundation (for flooring, plumbing etc)

But for 1000sqft, the demo can't possibly be 5,700 unless you are literally going to studs and moving walls. That is best suited for day laborers etc, pay by the job not the hour and rent your own dumpsters for $350-500 each, bet it could be done for $2k total. Flooring..is it glue down LVP or click..what foundation type. I pay about $1.50-1.75/ft installed for glue down, but we are on slabs here. You are paying $7.00sqft! Painting should be about $1.50-2.00sqft too. so even if that includes baseboards, doors, ceilings, texture, and paint for 1000sqft...$2500 seems more than enough. A/C, I just put in a 2.5 ton Trane for $3900, with only 1000sqft you should be able to get away for much cheaper. Countertops and backsplash seems cheap to me, but depends on sqft and material..are you doing granite/quartz..good price if that includes bathroom too. If that is laminate tops, than its too much. Full plumbing..what is that entail..are you on slab, crawl or basement. Again I can get a full repipe on slab here for right about $5k, on a 3 bed, 2 bath. Bathtubs are about $200-300, custom tile..maybe another 700-1000. so that seems wayyy off too. Cabinetry seems okay, but depends on all wood..soft close..crown molding, how many boxes...Electric seems high for that small of a place, that is more for a 3/2. Windows should be $300-400 each installed, maybe more since supply shortage and demand, but how many windows do you have in a 2/1?, that price seems ridiculous.

Like I said, I don't know your market, but seems like they are taking advantage of you or your market is just very expensive. Either way, get a full scope of work, do draws and get a lien release when you're done. Good luck!! Keep us updated.