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thanks for the input. any idea on realistic costs?
You’d hafta shop around for real costs. They can vary wildly by contractor.
Get estimates. Most guys will give them for free.
Make sure they are licensed and insured.
They’re predicting material prices increasing. So, we could be back to where we were a few months ago where they couldn’t honor the price because the material prices skyrocketed, weekly.
Either way, if you really want this done I’d get the ball rolling ASAP.
You may not have considered this, so, I will also caution that in many cases no bedrooms on the first floor is a deal killer, especially for young families. While colonials are built that way - people that are looking for and want that style are generally not cape people. There is a lot of charm in a colonial that people are willing to sacrifice the necessity for climbing stairs to get to the bedrooms, perhaps worth a consideration for you, if this is not your forever home, especially in view of the tax increase and costs.
Did it a decade ago, no regrets. Cost $175G then. No idea what the cost is today but taxes didn't go up all that much. Depends on the neighborhood I guess. Resale value of a 3 BR in today's market will probably be enough to justify cost of renovation. Families wanting to buy in good school districts expect 3-4 BR and will pay for it and more. Just don't cut corners, do it nice, and it will all work out well.
Lumber prices ticking back up, supply shortages, inflation.
The longer you wait, the more it’s gonna cost, and the longer it will take to finish because many materials will be short. The tax thing is what it is. They will increase.
Hopefully the window tax won’t go thru. They’re gonna start taxing the amount of windows you have.
We recently had problems getting ceiling paint. Luckily we had our Windows ordered pre-Covid and installed early in the pandemic.
Out local Sherwin William store had no ceiling white for several weeks. You had to be there when the delivery came in to get whatever was on the truck and it was not much. Try competing with professionals as a DIY'er for a can of paint. I won, sat outside at 5:30 til I saw the first pro truck pull up at 6:20. I took my butterfly chair out and coffee mug and magazine and sat til 7 when they opened and said I needed 2 gallons of ceiling white. The some of the pros were not happy, but the manager said first come first served. Hell, our CVS closed the pharmacy 2 weeks ago on a Saturday at 5 pm because they had no pharmacist and on Sunday the pharmacy tech told me it was because of the shortage of pharmacists and they could not get one.
300k sounds a bit overkill. we are not trying to knock the whole house down lol. and in regards to taxes they are going up anyways every year so we might as well turn it into what we want/need.
You asked for an answer and now you're arguing....$300K all said and done is absolutely not out of the realm of possibility. It's going to be at leasst $200K....we did a whole house renovations and soup to nuts it was almost $200K and we didn't expand the footprint but 150 square feet. That was almost 20 years ago.
You’d hafta shop around for real costs. They can vary wildly by contractor.
Get estimates. Most guys will give them for free.
Make sure they are licensed and insured.
They’re predicting material prices increasing. So, we could be back to where we were a few months ago where they couldn’t honor the price because the material prices skyrocketed, weekly.
Either way, if you really want this done I’d get the ball rolling ASAP.
While this is all true, from what I hear getting an estimate is a real challenge right now.
contractors are not calling back, ones that call back and meet are not giving the estimates, etc. I have a friend going through this now and he had 1 guy get back to him after meeting with 3-4. That guy threw out a silly high number for the work he wanted done.
Point is, although you will need real estiamtes, crowd sourcing some info has some value to figure out whether what you are wanting is a $50, 100K, 300K or 500K job.
True. Construction is very busy right now. I know some contractors have been price gauging.
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