What does it “really” cost to do a remodel?

As a general contractor that focuses on bathroom and kitchen remodels, I get asked all the time what a remodel will cost. The internet is full of information to find out just how much it is going to cost. Homeowners come armed with prices in hand to their first appointment with their new contractor. “The internet said it should cost between $A and $B. Why is your estimate so much higher than that?” And so the lesson begins.

I have read those articles on the internet. Even on those trusted home improvement sites that show you the newest design trends, coolest tile, the latest self-opening and closing toilet, and more, cost ranges are often provided for the different levels of remodeling i.e. refresh with paint and hardware, down to the studs but nothing moves, or the a total makeover. When I am finished admiring the before and after photos that they provide, I get just a little (well, actually a lot) irritated. Where do they come up with these numbers?! 

I can’t really answer that question but I can tell you what goes into pricing for a remodel and why you’ll get two very different costs from two contractors for the exact same job. You want the job to go smoothly and the end product to be just what you envisioned. Let me explain.

Let’s take a bathroom remodel for example. I did a search for “what will your project cost” the other day for an average size 5ft. by 8ft. bathroom. I wanted to replace everything – new tub, toilet, shower, vanity, faucets, lighting and fan. Nothing needed to be moved so the plumbing and electrical were “minor”. The project cost that was tallied on this website stated $4,500 - $16,000. This calculator supposedly took into consideration my location (Seattle) as well and that it was NOT to be done by the homeowner. I shook my head in bewilderment. How??

Things that are included in a job like this without talking about mark-up, profit, or overhead look something like this:

• New plumbing fixtures (tub, toilet, vanity, sink, shower faucet, shower door, and tub surround for the walls) will cost approximately $2,325 and that is on the low end of product quality 
• Paint will cost about $100 (primer and paint and painting supplies),
• New fan (one that does not sound like a jet engine) runs about $125
• New vanity light starts at $50, and lastly,
• New vinyl plank flooring at about $100 (and that’s the cheap stuff that you’ll wish you hadn’t used). 

That comes in at about $2700 and with sales tax we’re at $3K. 

Now to find a skilled craftsperson that can tear all the old fixtures out, dispose of it and install the new, we’ll be right on the mark. If we agreed to pay this person $30/hour, it would give them a little more than 6 days to get it done – start to finish. More than enough time!? Not likely. 

But wait…here’s what you’re not getting. You’re not getting a tradesperson who is licensed and bonded and will carry a warranty for the work they do. Neither a licensed electrician nor plumber were used on the job for that price (their hourly rates have three digits). Also omitted were quality materials that will last longer than they are in style. Just to name a few things. For the upper range ($16,000) on this price proposal you may be able to get some of these things but not all. 

To hire a professional company or craftsperson to take on your remodeling project you should expect to get professionalism, quality work, a warranty, and some peace of mind before, during and after the project. Pricing between contractors will be different depending on how much overhead they have, what profit margin they hope to make (both of these are typically proprietary but we’d all like to make 10% profit) and how well they take care of their employees with benefits and compensation.

With all this being said I’d just like to wrap it up with these two points:

1. When looking for the cost of a remodel please remember that each job is truly unique and there are many factors involved with determining the “final price”. 

2. Be wary of the pricing that can be found online and realize it probably IS too good to be true. 

If you have any questions or you’re ready to talk remodeling and what YOUR project is going to cost, give us a call (206) 478-2019 or check out our website. We’d be happy to help make your remodeling dreams come true!