Home renovation cost questions (Seattle, Spokane: how much, home builders, landscaping)

[CirculateRX]

Hello folks,
I know sky is the limit for how much you can spend on home renos. However, I’d like to know if anyone has any experience with somewhat recent reno costs. I’m mostly focused on external house Reno. Curb appeal. Landscaping but mostly on the cost of changing the front of the house. New big windows, framing, even adding new roof line (adding a peak or similar to a flatter roof) etc. any help would be appreciated

[razmatazzy]

What type of house style are you wanting? Old restored craftsman, mid century modern, newer two story traditional? If you have a specific style in mind it may help you narrow down the neighborhood.
Honest contractors can be hard to come by in this market. Expect to pay top dollar. Most will expect 50% payment up front. You may need to get architects involved. You will need to get city permits most likely. Some contractors don't want to deal with that. Some contractors will up their estimates if they drive up and see you live in an upscale place. If you can afford that you can afford their high estimate.

[CirculateRX]

Originally Posted by razmatazzy

What type of house style are you wanting? Old restored craftsman, mid century modern, newer two story traditional? If you have a specific style in mind it may help you narrow down the neighborhood.
Honest contractors can be hard to come by in this market. Expect to pay top dollar. Most will expect 50% payment up front. You may need to get architects involved. You will need to get city permits most likely. Some contractors don't want to deal with that. Some contractors will up their estimates if they drive up and see you live in an upscale place. If you can afford that you can afford their high estimate.

Ballard, shoreline, north gate, Olympic hills, Queen Anne etc.
I’m not sure what the housing type would be called. I like Tudor looking peaks on roofs. Or peeky craftsman. But I’ve seen some flatter style houses that would look nice just extended taller and made to look modern with new framed windows and wood slate and stuff.

[Hemlock140]

The problem right now is finding someone to do it. Just within a few blocks of us there are two additions under construction, one major outside landscaping project, next door getting a new deck, and two other with dumpsters in the driveways. People seem to be spending their savings from no commute and the stimulus money to do home renovations. I can tell you that in the last 18 months we paid $15,000 for all new windows, and $21,000 for a new roof and gutters.

[CirculateRX]

Originally Posted by Hemlock140

The problem right now is finding someone to do it. Just within a few blocks of us there are two additions under construction, one major outside landscaping project, next door getting a new deck, and two other with dumpsters in the driveways. People seem to be spending their savings from no commute and the stimulus money to do home renovations. I can tell you that in the last 18 months we paid $15,000 for all new windows, and $21,000 for a new roof and gutters.

New windows just glass or new framing too? Did you change the size of any windows?

[SaltyDawg]

It is stunning how busy contractors are right now.

Drive around any middle-to-high-end neighborhood in Seattle and take note of how many Honey Buckets and construction implements litter them.

Staying home for the wealthy has inspired a lot of re-doing of their home (now work) spaces.

If you don't have a suitably big job, it will probably hard to get a contractor to start in any reasonably quick time.

[badgersgirl]

I have replaced a roof in the last year and repainted the exterior of my house. House is 2700 sqft with a detached 3 car garage.

Metal roof was $47k
Painting was $17k

I was interested in adding a single story addition. Received bids to add 700 sqft, including a bathroom. Bids averaged $380 per sqft.

[oregonwoodsmoke]

New roof line is going to cost a packet. That is major major construction.



Landscaping, it depends upon how much you can do yourself. I can do it pretty cheap, but if you pay someone to do all of it, expect to pay. If you are capable of digging a few holes, maybe pay someone to come in and install all the irrigation lines and sprinklers, and then you trim, design, and plant. You can keep the costs down. Keep it simple. Simple is easier to take care of and it can look really good if it is balanced and the right plants are used.



Replacing windows with larger windows, call around and get a few quotes. Larger windows can make a huge difference in both the exterior and the interior. Expect to have to paint the exterior of the house if they enlarge the windows.

[oregonwoodsmoke]

Also, if you are removing and replacing windows, get it done quick before it starts raining again.

[JOinGA]

Lumber prices are soaring due to increased demand and Trump's tariffs on Canadian lumber. Factor it in.

"According to the wood industry trade publication Random Lengths, the composite price for softwood lumber in North America currently stands around $750 per 1,000-board feet. That figure is more than double the price of about $350 per 1,000-board feet in mid-March, according to Random Lengths.

Meanwhile, Mark Gatlin, who owns and operates Discount Lumber, Metal & Truss in North Spokane, says Oriented Strand Board plywood sheets currently sell for $28 per sheet, well over triple the $8 a sheet price in March. OSB plywood is the most used sheathing and flooring building material in homes.

A recent National Association of Home Builders study shows the softwood lumber price increase caused the average price of a newly built single-family home to surge by over $16,000 from April 17 to Aug. 21."