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JS1
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JS1
Posts: 16
Registered: ‎06-03-2012
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How much does it cost to gut a house?

A question for contractors, investors, and anyone else who may have bought and renovated a fixer recently:

 

For the kind of house that is often advertised as "First time on the market since . . .", is there a reasonable ballpark estimate for how much a serious top-to-bottom renovation will cost?  Here are a couple examples of the sort of place I'm talking about:

 

http://www.redfin.com/CA/Sherman-Oaks/14889-Jadestone-Dr-91403/home/4892708

http://www.redfin.com/CA/Encino/3541-Caribeth-Dr-91436/home/4922645

 

Let's assume that the things that need to be done include:

 

  • Kitchen
  • Bathrooms
  • Plumbing
  • Electrical
  • HVAC
  • New hardwood floors
  • Popcorn ceiling/asbestos removal
  • Painting
  • Landscaping

Obviously, all of this will depend to some extent on the house, so there will necessarily be some range in possibilities.  For concreteness we'll say that this is for a 4 bedroom, 3 bath, 2500 sq. foot house.  Also, how much time is typically required for such a project?

 

 

 

Super Contributor
SCGUY
Posts: 317
Registered: ‎04-11-2011
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Re: How much does it cost to gut a house?

windows, doors and roof also are likely suspects...

 

I have read the  usual $50-$100/st ft depending how bad things are and how upscale you are going....

Regular Contributor
msdmoney
Posts: 73
Registered: ‎07-15-2009
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Re: How much does it cost to gut a house?

I would imagine the gutting of the house is cheap, it's the rebuilding that costs money and that is highly dependent on what you are putting in.

Silver Trusted Contributor
Real_Estate
Posts: 940
Registered: ‎11-20-2010
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Re: How much does it cost to gut a house?

Ballpark figures, above average finishes:

 

Kitchen:  $35,000

Bath:        20,000

Utilities:    25,000

Floor:       20,000

 

Above major items will add to approx. $100,000.

 

Painting is several thousand.  Landscape could be anything from $3,000 to $30,000.  Popcorn ceiling, these days, will probably disappear after the contractor demo's the interior.

 

As many have said, every project is different and you need firm $ bids from 3 contractors to determine the costs.  However, if you just want a feeling, this is it. 

 

 

Silver Trusted Contributor
HarryV
Posts: 820
Registered: ‎03-20-2008
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Re: How much does it cost to gut a house?

It's really hard to put $ as it varies greatly to the GC, quality of materials, and how much you want to do. For reference, I am overlooking a project now making a roughly 1200sq ft 2 bdrm 1 bath home into a 2 story 2800 sq ft 4 bdrm 4.5 baths and it will cost roughly $250k for a significant demo and rebuilt. Only thing we kept was living room walls and fireplace.

Contributor
magzilla
Posts: 13
Registered: ‎06-11-2012

Re: How much does it cost to gut a house?

We’re 2.5 years into a remodel of a 3000 square foot 1928s duplex that hasn’t been upgraded since the 50s. 

 

Here are some of our costs so far:

 

Bathroom remodel, slightly upscale, same footprint, some DIY - ~$13,000

Replace all plumbing with copper – $13,700

Replace sewer line – $1,500

Upgrade electrical to 220, 2 new electrical boxes - $3,500

DIY oak floor refinishing (1100 sq feet - equipment rental, sandpaper, stain) - ~70 man-hours of hard labor and $2,000

Popcorn ceiling/ asbestos removal ~1100 sq feet - ~$3000

Landscape front yard and parkway (replace grass and concrete walkway with pavers, DG and desert plants) – $10,600

Replace flat portions of roof – ~$6,000

Replace and re-tile pitched roof – $ 4400

DIY attic insulation (1500 sq ft) - ~22 nightmarish man hours and $1000

Two gates - $1,700

Recast and tile front steps – $3,150

Windows - $700-800 each

DIY Window installation  - ~14 man hours and $100 each

Pro Window installation - $650-800 each

DIY Demo cost (contractor bags, floor protection, debris removal) - ~18 man-hours and $250 per room

Wiring and insulation materials - ~$150 per room

Drywall and mudding – ~$1500-3000 per room

 

We have more details on some of the projects at house.bradandmags.com although I haven't been keeping it as up to date as I'd like.

 

I’d love to hear from anyone who’s done a kitchen remodel or sandblast and restucco.  

JS1
Contributor
JS1
Posts: 16
Registered: ‎06-03-2012
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Re: How much does it cost to gut a house?

Ha ha, msdmoney, very funny. :smileyhappy:   Sorry for my imprecise language.

 

Thanks, John, Harry, and Maggie, that's all very helpful.  More input from others still welcome, of course!

Silver Regular Contributor
JG1
Posts: 678
Registered: ‎01-24-2010
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Re: How much does it cost to gut a house?


magzilla wrote:

Landscape front yard and parkway (replace grass and concrete walkway with pavers, DG and desert plants) – $10,600




DG?  What's that?  Or what's that stand for?

Regular Contributor
metro12
Posts: 60
Registered: ‎10-14-2010
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Re: How much does it cost to gut a house?

It's decomposed granite, used to create garden pathways and to surround succulents.

Regular Contributor
MigrantLecturer
Posts: 85
Registered: ‎07-22-2009
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Re: How much does it cost to gut a house?

Maxilla,
Thanks for such a detailed breakdown. Very helpful for 1st timers like me.