I'm going with an industrial modern theme, higher end tile and IKEA kitchens and I'm doing LED's throughout as well as some dimmers and pendant fixtures, and even planning a lighted glass bar top in the basement unit.

That quote included the bathroom fan/light combo, smoke detectors, outlets & switches, as well as the can lights.We had to provide the ceiling fans, bathroom light fixtures, dining room light, and counter pendant lights.

$8,500.00-Permit -Inspection -Labor -Materials -Balance -Wire Apartment to code 15-4 inch color change LED2-Pendant lights 1-LED Bath Fan -Cat 6 Ethernet run -30 amp electric stove -Heated Bath floor (floor heat supplied by other)2-USB outlets 3-Dimmers -Outlets to code/ outlets or switches on brick wall to be in EMT conduit -Tv outlet -Smoke detector -1 wall accent lighting (fixture provided by other )Hallway-6 - 4inch color change LED-Hallway outlet -Hallway switch -Hang chandelier (provided by other)-Add remote switch for chandelier

Meanwhile, I will be sitting here watching the green CoStar pendant wheel spin........time to get some iced tea. 

Scope of Work:Land clearing for 20,000 SQFT of brush, trees, a pond, and a fire pit; re-grade the land, add fill, hydroseed, and black mulch the rock wall before the orchard.Demolition of 1,100 SQFT: 5 walls (two retaining walls), ceiling, flooring, and subflooring.Installation of two 3 ea. x 12" LVL beams and lally columns supporting the open floor plan where the retaining structure used to be.Removal of existing oil boiler, oil storage tank, and existing water heater.Installation of Navien combination boiler / tankless water heater, air handler with ductwork for two-zone HVAC, outside condenser, and Fujitsu ductless minisplit in family room on slab.Installation of 500-gallon liquid propane tank underground and convert from oil to LP.Installation of 1,100 SQFT of 5" x 3/4" French Oak Pacific Grove hardwood flooring with new OXB underneath.New insulation across first floor along with sheetrock, Alexandria Moulding trims, primer, and two coats of eggshell paint (1,100 SQFT).Installation of 15 ea. 6" recessed lighting cans across first floor with pendant lights for the dining room and over the kitchen counter.

.- New washer/dryer (hookups fine) and pantry shelves- New french door to patio- New fireplace (direct vent, upscale)- There are plenty recessed lights, but "statement" light fixtures need to be replaced (kitchen pendants, dining room)- Garage is ok- New closet doors for 3 bedsAny help would be appreciated!!

Or, things to make it at least functional until you can go to the store and get a better item - like, the tenant breaks the nice pendant light over the dining room table, so you install one of those $10 dome fixtures on the ceiling so they can see, and then go get a replacement pendant fixture on the weekend and install it.Some things, like toilet valves, outlets, switch plates, etc can always be obtained at Wal-Mart, 24 hours a day.

Next time, i'm gonna double the amount that I think it's gonna cost to be on the safe sideGet multiple quotes: there's HUGE range between contractors and companies so make sure you get multiple quotes. 2 electrician quoted me 18K to re-wire the house and another one quoted me 5K (including recessed lightings and pendant lights :) .

No problem, you may also look at changing out the pendant lights over the bar too.

Remodel kitchen completely w/breakfast bar, white pearl cabinets, rubbed bronze hardware, granite, stainless steel appliances, recessed and pendant lights. 2.