Please Scroll Down to See Forums Below What's an average going rate for kitchen gut, remove load bearing wall, retile floor, new cabinets, etc. We got a quote from a guy for 72.50/hr plus 30% markup on mats. Waiting on two other bids but I think his is horse shit.
Any Contractors Out There?
- Thread starter Captain FT
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gatemoney
Banned
72.50 is a pretty average hourly rate for just about any type of residential contractor.
What raises my eyebrow is ,
A job that big should be a bid price, not hourly. A kitchen remodel and structural work are 2 completely different things and should be handled as such.
He should be able to write you up a professional looking bid with a detailed material list and schedule. course there is a little bit of well we don't know until we tear the wall down, but he should know MORE ( through his knowledge and experience) Then he doesnt know.
Just don't wanna see you taken advantage of brother Cuz I see it all the time. If something doesn't look right research and find out yourself. This business is full of idiots an yahoo's calling themselves contractors .
Is it seems too good to be true it probably is!
And you get what you pay 4!
What raises my eyebrow is ,
A job that big should be a bid price, not hourly. A kitchen remodel and structural work are 2 completely different things and should be handled as such.
He should be able to write you up a professional looking bid with a detailed material list and schedule. course there is a little bit of well we don't know until we tear the wall down, but he should know MORE ( through his knowledge and experience) Then he doesnt know.
Just don't wanna see you taken advantage of brother Cuz I see it all the time. If something doesn't look right research and find out yourself. This business is full of idiots an yahoo's calling themselves contractors .
Is it seems too good to be true it probably is!
And you get what you pay 4!
motorcyclegiant
New member
That quote seems like an excuse to over charge you. I dont contract work on an hourly basis unless there are parameters set for time limits and date commitments for each portion of the project.
Both have their pros and cons, a complete project bid can help meet budget, however one must be diligent that the contractor doesnt skimp on quality to put more in his pocket. Hourly rated projects, with no specific limits on each project, can become a nightmare. With a good structured time per project allocation, and an early completion bonus, you can encourage the contractor to complete the project in less time without penalizing their profit (a busy contractor loves this type, because he can prioritize your project and still not limit his profit, this will result in more income, as he can allocate the saved hours to another project)
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Both have their pros and cons, a complete project bid can help meet budget, however one must be diligent that the contractor doesnt skimp on quality to put more in his pocket. Hourly rated projects, with no specific limits on each project, can become a nightmare. With a good structured time per project allocation, and an early completion bonus, you can encourage the contractor to complete the project in less time without penalizing their profit (a busy contractor loves this type, because he can prioritize your project and still not limit his profit, this will result in more income, as he can allocate the saved hours to another project)
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our kitchen was a little over 35k, its only 15'x12'..semi custom all plywood box cabinets,crown/under cab trim, high end but not top of the line appliances , oak floors, stone counters(marble and soapstone),marble subway tile back splash, recessed lights, pendant lights,and xenon unber cabinet lights and removing a non load bearing wall
the wiring and plumbing was separate on that quote because of the circumstances and I actually hate my range hood but really like the rest of the kitchen.
you can definitely go a lot higher if you go for custom cabs, better counters, crazy flooring and premium appliances like viking/sub zero
we didn't go crazy with a lot of cabinet inserts etc..one super pantry, one microwave cabinet for under counter microwave and two silverware drawers. no spice racks we got the cabinets with a military discount ourselves after paying a kitchen designer to measure and design, laid out the electrical ourselves, had the counters done by a local guy that gave us an incredible deal on the counters and installed the back splash ourselves
kitchens and baths can be incredibly expensive, hell the sink was a grand
but I agree with above, it should be an overall estimate for the whole shebang not an hrly...maybe the dude has been burned by fickle clients
the wiring and plumbing was separate on that quote because of the circumstances and I actually hate my range hood but really like the rest of the kitchen.
you can definitely go a lot higher if you go for custom cabs, better counters, crazy flooring and premium appliances like viking/sub zero
we didn't go crazy with a lot of cabinet inserts etc..one super pantry, one microwave cabinet for under counter microwave and two silverware drawers. no spice racks we got the cabinets with a military discount ourselves after paying a kitchen designer to measure and design, laid out the electrical ourselves, had the counters done by a local guy that gave us an incredible deal on the counters and installed the back splash ourselves
kitchens and baths can be incredibly expensive, hell the sink was a grand
but I agree with above, it should be an overall estimate for the whole shebang not an hrly...maybe the dude has been burned by fickle clients
kx250rider
New member
If it were in Ventura County, CA: $12,000 for lawyer fees to determine to whom the payoffs are to go in the government, $3,500 for civil engineer, $128,000 for SpartSeptic system if you're not on sewer, $5,000 in permits, $3,500 environmental impact fee, $2,000 hazmat permit for the lead paint and asbestos handling, $5,000 to each neighbor to stop them from suing for public nuisance, and then you can hire a contractor, who will charge you an additional $10K just to discuss it with you in Ventura County.
Long story short: Do it yourself in the middle of the night, and bring the materials into the house disguised as cheap furniture.
Charles
Long story short: Do it yourself in the middle of the night, and bring the materials into the house disguised as cheap furniture.
Charles
bullshit.. union carpenter doesn't get that much.. and 30% markup?? only if he's kicking you back cash 50% of the bill..
should be $25 hour, with a max bid, or job bid it.. and 0% markup on materials you buy them directly with his 30% discount he gets from his suppliers..
that's a deal...
should be $25 hour, with a max bid, or job bid it.. and 0% markup on materials you buy them directly with his 30% discount he gets from his suppliers..
that's a deal...
kx250rider
New member
I got all caught up in my political answer, but honestly, I just did a complete kitchen at a 2-bedroom townhome (ceramic tile floor, cabinets & laminate counters, stainless sink, all new plumbing, paint & finish carpentry work. No appliances; just the labor and materials. I haven't done the accounting yet, but it's about 40 hours total (including pickup of materials and disposal of debris), and $1000 in materials. NO permits!!!!!!! So a guesstimate at the total, if I charged $25/hr, is $2,000 actual cost to us. I did it all myself, so no subcontract labor. I did it for ourselves; legally as owner-builder status, so the figures will be different from what they'd be if it were a contracted job for a client. Biggest savings being no workers comp or project insurance. My CA contractors license expired in 2004, as I got tired of paying the State of CA a ridiculous amount every year when I wasn't using the license. It wasn't a general contractors license; it was electrician and mechanical, and consumer electronics & refrigeration service dealer licence, so I actually had to pay two separate agencies within the Dept of Consumer Affairs. Ripoff. I had to have all that crap because I ran a business which installed and repaired TV, stereo, and home theatre systems.
Charles
Charles
Thx guys, my tapatalk kept getting rejected by the EF servers all day so I couldn't reply. It is a very professional line item write up, in all its about 40 pages. I don't know if the hourly rate is part of his contract template or not. For all our work, kitchen, powder room master bath and second bath we're looking at 91k which seemed high. Kitchen alone was 39k which seemed maybe about right with Greenfield custom cabinets (didn't include the appliances).
I'll update once we get the other bids for the same work.
I'll update once we get the other bids for the same work.
gatemoney
Banned
Thats bustin ass!
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