Is $37,000 too much for labor on a Baltimore row home?

[Lamont Marable]

Here is what the contractor is proposing.

This includes plumbing, no electrical or HVAC work.  They will be framing and installing a new bathroom in the  basement and utility room in the basement.  Installing a new kitchen with an island, and a new bathroom on the 2nd floor.  Unfinished basement and no priming, point up or painting throughout.  Contract details are below:

1. Pull all necessary permits for the renovation project which include Plumbing, Gas, Framing, Insulation and

drywall. The Electrical and HVAC permits will be done/ pulled by the Electrician and HVAC contractors. The actual

cost of the permits, are considered as property material / expense cost and are to be paid by the property owner.

2. Exterior work: Install new down spout on the back of the property, Install 3 new exterior doors with hardware.

Doors to be installed will include one front door, one back door and one basement door. Repair existing rear deck

which consist of replacing board on rails and decking and secure deck properly from moving.

3. Interior work: Frame first floor perimeter walls as needed for open floor plan. Build new stairs in basement to

resolve plumbing pipe obstruction issue. Frame basement bathroom and utility room wall only, to create separation

from utility area and open unfinished basement. Frame 2 nd floor walls as needed for new bathroom remodel new

closet design. Install new basement steps and handrail to meet Baltimore city codes. Install insulation on exterior

walls as needed.

4. Plumbing: Remove all existing plumbing drain and supply lines and install new plumbing supply lines to the new

kitchen location, new laundry location front and rear hose bibs and new hot water heater location. Install new

plumbing supply and drain lines to main bathroom on second level and new full bathroom location in basement.

This will include the labor for both rough-in and finish work. The plumbing work only consist of interior work if any

outside or exterior lines are in need of replacement those item will be determined later and will be at an additional

cost.

5. Electrical: All electrical permits and work will be done by the electrician chosen by the property owner. We will

coordinate as much as possible with the electrician to meet your expectations for a finished project according to

your plans/ scope of work, however ultimately the final responsibility of that individual performance is that of the

property owner.

6. HVAC: All HVAC permits and work will be done by the HVAC contractor chosen by the property owner. We will

coordinate as much as possible with the HVAC contractor to meet your expectations for a finished project

according to your plans/ scope of work, however ultimately the final responsibility of that individual performance

is that of the property owner.

7. Install new drywall in property as and where needed, mud, tape, sand, and finish. Leave ready for priming, point

up and painting. Install new baseboards, trim molding in entire property as needed. Install new interior bedroom

and closet doors (6 panel doors with hardware). Install new tile and decorative backsplash in both bathrooms (2nd

floor and basement) install new toilets (2) and two new 24-inch vanities with faucets. Install new ¾ inch or

laminated hardwood flooring on main / first floor from front door through kitchen. Install new kitchen wall and

base cabinets either 36” or 42” inch wall cabinets and hardware. The granite countertops will be installed

separately by the granite countertop vendor. We will return after the granite is installed to put in the backsplash as

needed.

8. The install of the carpet in the living areas you choose, will be installed by the carpet vendor which we will

coordinate. The labor and material cost for this service is not included in the labor cost for this renovation project.

9. We will clean entire property of trash and debris from our construction renovations and dispose of in the

dumpsters provided. There may be some final details such as dust and window cleaning etc. which you may need

to hire a cleaning person or company perform before listing the property. Any remaining material or extra material

will be your responsibility to return. We will not nor will have time to remove, take or return any useable or good

materials from the property. Please make sure your coordinate this service to return any extra materials that we or

you have purchased for your project. 

[Ozzy Sirimsi]

Is this everything included or just labor??

If all included I think it is pretty decent price. If you go lower than you might have time or quality issue.