Thoughts on this quote? ETA: quote #2

[simpsongal]

We got a quote from a company we've used for at least 3 projects. They do good work, seems reasonably pried. They've worked with us too to reduce quotes when we do work ourselves (e.g. painting).

So what do you think the following would cost in an ~1000 sq ft basement?

- tear out existing drop ceiling (tiles & grids) - tear our 2 post covers

- frame around plumbing, ductwork where needed, includes moving some plumbing as needed

- install about 20 recessed lights w/separate switches for groups - install center light over pool table

- drywall ceiling and tops of walls (tops of walls are jagged and dry wall doesn't come high enough for ceiling).  1/2" Drywall around 2 post columns.

- tear out paneling in stairwell

- open up stairwell wall (about ~5 feet) install railing

- prime & 1 topcoat

We're thinking of getting a second quote to compare, but we've used these guys before, so I just wanted to see what others thought a job like this would cost.

ETA: Always get 2 quotes....whoa.

[simpsongal]

Apr 26, 2016 11:00:56 GMT -5 @juno said:

You're hcol right? Our costs have ranged from $350/sf with just normal trimwork to 450/sf when custom cabinet were involved in the kitchen, both with a good bit of diy. For a basement of that size, i'd expect to be on the lower end of the range, probably even below it because i don't think i'd use as high-end finishes in a basement as i do in the main part of the house.

Eta: i just did the math on that and haha, no. I take it all back. I guess that's my micro-house ideas showing through. I'd probably guess 10k, maybe 15?

Well, no trim work. We are HCOL - $18,600.

[simpsongal]

@juno, yeah, I think we need to get a second quote. For smaller jobs we'll go with them, but this time...yeah. I just posted on the local boards asking for a recommendation.

[momin2013]

I was going to say $20k, but our COL's could be different. When we finished our 1000sq. ft. basement it cost $30k, but that included a 3-piece bath, a fireplace, and carpet throughout.

[munkii]

That seems reasonable. To give you an idea of where I'm coming from, when my office estimates commercial projects (which have a lower overall cost due to the bulk of work), we estimate about $1.50-$2.00 per SF to remove ceiling tiles/grids, $1.50/SF for primer and 2 coats of paint (remember, this is the perimeter x the ceiling height), $100 per light fixture install (not including the cost of the fixture). These numbers alone, not including the cost of fixtures or painting the ceiling, already has you at almost $5,000. Add in the other installs and materials, plus higher costs based on it being a residential project and a HCOL, and $15-20 sounds right.

[simpsongal]

munkii , that's helpful thank you. DH had hoped it would be $10K, I guessed $20K. I think we will get another quote just to be sure. We might ask them to take off the stair wall & rail part and see what that saves us.

ETA: And I'm sure there's a up charge between projects of this scale and commercial.  I'm always surprised but when these guys do projects for us, they just run to Home Depot to get all the materials before they start.  There's a contractor discount but it's not like they're dealing in big volume. 

[pixy0stix]

I was going to say $20k.

ETA: It's the moving of the plumbing and new wiring which drove the cost up in my head.

[mlvmd]

You might want to do the plumbing separately. We are finishing our basement (in MD) and it cost around $3k to move plumbing, get a new hot water heater, hard line a washer, and install a new sink.

Half our basement (600 sq ft) was around 13k to frame and completely drywall, do electrical, paint, and replace our stairs.

We are doing our basement in a four stage process...it's been interesting. We are about to frame and drywall another 300 sq ft.

[nursecramer]

Apr 26, 2016 11:10:06 GMT -5 simpsongal said:

Apr 26, 2016 11:00:56 GMT -5 @juno said:

You're hcol right? Our costs have ranged from $350/sf with just normal trimwork to 450/sf when custom cabinet were involved in the kitchen, both with a good bit of diy. For a basement of that size, i'd expect to be on the lower end of the range, probably even below it because i don't think i'd use as high-end finishes in a basement as i do in the main part of the house.

Eta: i just did the math on that and haha, no. I take it all back. I guess that's my micro-house ideas showing through. I'd probably guess 10k, maybe 15?

Well, no trim work. We are HCOL - $18,600.

From having to do similar jobs to finish our basement, I think that's pretty reasonable.

[Deleted]

I'm LCOL but say get more quotes!

[ginkgoleaf]

I was going to guess $15-20k, so seems reasonable to me.

[FoxInFiji]

Holy cow!

[simpsongal]

Apr 26, 2016 17:07:57 GMT -5 mlvmd said:

You might want to do the plumbing separately. We are finishing our basement (in MD) and it cost around $3k to move plumbing, get a new hot water heater, hard line a washer, and install a new sink.

Half our basement (600 sq ft) was around 13k to frame and completely drywall, do electrical, paint, and replace our stairs.

We are doing our basement in a four stage process...it's been interesting. We are about to frame and drywall another 300 sq ft.

There's very little plumbing work, like almost none. The builder put a lot of the plumbing over our pool table location, so it's not a huge deal to have the ceiling drop there.  I think there's like 1 stray pipe that may be moved, but I'm not even sure about that.

I've got another guy recommended on the local boards coming to give a quote tomorrow.

[treedimensional]

I was going to say at least $14k... so many variables, and I'm not good at estimating construction.

[simpsongal]

So I just got a quote from another company (16 recessed lights, less painting, and no stairway opening up) - $5800.

[Deleted]

Apr 28, 2016 13:02:50 GMT -5 simpsongal said:

So I just got a quote from another company (16 recessed lights, less painting, and no stairway opening up) - $5800.

why no stairway opening up for the second quote? I would wonder if that is the main difference in the pricing.

[munkii]

Ask them to quote the exact same thing. If it still comes in drastically low, get a third quote to see who is closer.

You're not going to get a clear picture on who is offering you the best quote without holding all contractors to the same scope of work when they estimate. Maybe this company is way under-bidding; maybe the quote is accurate based on their knowledge/experience. But I wouldn't compare it to the first quote.

[simpsongal]

Apr 28, 2016 16:21:55 GMT -5 @missy1 said:

Apr 28, 2016 13:02:50 GMT -5 simpsongal said:

So I just got a quote from another company (16 recessed lights, less painting, and no stairway opening up) - $5800.

why no stairway opening up for the second quote? I would wonder if that is the main difference in the pricing.

we're going to drop it. it just isn't a big enough difference for the cost. We're planning on asking the first quote to revise without the stair work. But even then, I don't think they'll be close at all