Getting extremely frustrated with contractor quotes

[Bryan Gambina]

Hello all,

I am new to Bigger Pockets, but I've been involved in a rehab for over 3 years now. I'm in a 1,800 sqft SFH rancher. I gutted half my home and put an addition on, and as I tore everything apart, it became evident that everything needed to be done, soup to nuts. Anyway, at the time, my thinking was there was no way for me to afford having a contractor do all this so I decided to continue doing everything myself. Fast fwd three and a half years and I'm trying to finish this and started reaching out to local contractors. The quotes I am getting are double, triple, quadruple, and even ten times what the average ranges are, even when referencing J Scott's book "The Book On Estimating Rehab Costs." Looking at me, there's no way I have "I'm rich" tattooed across my forehead, so I'm trying to figure out a) what am I doing wrong ? b) where are these contractors that give reasonable estimates ?

Here are some examples:

Siding (home and detached garage) = $40,000

Framing a 20' long load bearing wall = $5,000

Installing forced air HVAC system = $16,000

Concrete repair = $12,000

New Driveway = $110,000

Landscaping and hardscaping = $500,000 (yes you read that right)

I get multiple estimates and they all seem to fall in that idiotically high range.  On top of that, these contractors refuse to do cost breakdowns of the estimate so I can see where the prices are coming from.

Any help or even a finger point in the right direction is greatly appreciated!

Sincerely,

Bryan Gambina 

[Patricia Steiner]

Bryan, there's a lot factoring into the prices you received.  Builders are complaining about the "unrelenting cost increases" of building materials. Another is the labor issue/shortage.  Contractors are in high demand right now and some trades like framers are in short supply.  Also, most of the items on your list require more skill, permitting, and are time consuming.  That cost breakdown?  That ended a long time ago in my market.  

Don't scream but other than the landscaping/hardscaping, the quotes aren't shocking me.  For example:  "Framing costs $7 to $16 per square foot to install top and bottom plates with studs. When including drywall, you'll spend $20 to $30 per linear foot. Framing costs change slightly for load bearing walls, with the type of material used, and for door and window openings." (End/Average Cost HomeAdvisor).

My recommendation is to get creative:

1.  Look for trades already working in your neighborhood.  I had a concrete repair to my driveway done very inexpensively by following a concrete truck to a neighboring property and asking if they thought they might have enough concrete left over to fix my driveway. The guys did it as "side job" on their lunch hour for cash.  It was a commercial crew and their work was stellar.
2. Go on Thumbtack to bid your jobs. I got two great contractors who had just left their employers to start their own companies that way. They now do work for my clients.
3. Go to a wholesale nursery and ask if they do install.  Hang out at Home Depot on Thursday when the nursery workers are stocking and see if they're interest in side work. 

The book on estimating rehab cost is being rewritten every day.  You'll be the expert when your rehab is over.  I look forward to reading your book!