I am trying to keep rehab cost to $20k...looking for low cost kitchen, bath and flooring options if anyone has suggestions other than Home Depot or Lowes which I have already priced out?
Go with remnants, find a dealer in your area that sell remnants for flooring and use them.
Try painting or refaicing your cabinets for a fraction of the cost of new.
[addsig]
Are you saying that the pricing from Lowe's and Home Depot exceeds $20K?
I just finished gutting and remodeling a kitchen and pantry in a rehab for around $3500 and I bought everything from the Depot.
Stock list:
Mill's Pride cabinets, formica countertops, 12 sheets of sheetrock, 200 sq. ft of vinyl tile, 50 ft. of vinyl baseboard, 3 gallons paint and primer, 8" deep sink, Moen faucet, 50 ft. crown molding, dishwasher, stove, refrigerator.
Like I said, the total was roughly $3500.
I also priced out the bathroom (new tub, toilet, vanity, sheetrock, floor/wall tiles)and estimated that to be another $3500.
At $7K, that's well below your ceiling of $20K.
So unless you're installing higher end stock, I'm not sure how you've exceeded $20K.
Can you be more specific with what your plans are and how you're spending over $20K?
[addsig]
Sure, the total I am hoping to keep under $20k. Need to redo kitchen, 2 baths (factor in plumber and electrician). Need flooring - probably will go with inexpensive berber from Home Depot to cover about 1500sf. need new floor in kitchen and baths...tile/linoleum or just tile. paint for entire house interior including finished basement.
May need new furnace/boiler otherwise fix leak from boiler (am having this looked at). Minimal outside landscaping. Need to replace rotting deck/porch (7x7'). A little electrical work including a couple new light fixtures. Fix outside window trim that has rotted and one new storm door.
Seems like a lot for $20k but possibly doable without having to put in a new furnace? Looking for low cost options.
It sounds like you would go with something less expensive than tile but word of warning just in case. I would not recommend getting tile from the Depot if you go that route. The tile tends to come from different die lots and can be off in the measurements which is not good half way trough a remod. It could be inexpensive but for a reason. I would go with some better names in the industry.
Here are some totals from our latest rehab. We shop Lowes pretty much exclusively, with the exception of carpet, which we've found to be cheaper at a smaller local carpet store.
Kitchen:
About 10' x 10'
New cabinets, solid oak fronts, veneer sides and interiors, 8 cabinets total (3 bottom, 5 wall) $800
New laminate countertop $143
New ss sink and Delta faucet kit (kit comes with all hoses, connectors) $125
Fridge (18cu ft Frigidaire) $398
Stove (Whirlpool) $257
Dishwasher $199
Disposal $70
Vinyl floor (9x12 precut Armstrong) $70
Roll of GlasTac tape for flooring $10
Paint $20
Ceiling fan w/light kit $40
Misc. (caulk, new switchplates, couple pieces trim, etc.) about $40
So for just a little over $2100 a brand new kitchen, and OMG the difference it made was unbelieveable.
We carpeted the entire duplex with builder's grade carpet and 8 lb. rebond pad (was supposed to be 6 lb pad, but the day they came out they didnt have it with them, so they had to use the 8 lb, :D)
It was roughly 95 square yards, we paid $1390 total for carpet, pad, installation, removal of old carpet, and new edging pieces). The closest Lowes could come was roughly $2000 for the same thing. It definately paid to check around.
Yes, my husband and father in law (who is retired) did everything themselves. He worked in construction for 40 years, so can do just about everything. We are extremely fortunate to have him on our rehab "team".
By the way Push, for deals on appliances, check out a Sears outlet.
There are two in Mass (Fall River and Shrewsbury). I frequent the Shrewsbury outlet.
They carry mostly floor model/demo appliances that have minor (sometimes imperceptible) dents or dings.
I bought a GE stove that regularly runs for $400 for $150 because the side had a long, thin scrape. Which was fine because it's wedged between cabinets and a wall. Nobody will ever see it.
You just have to bring your own truck. They don't deliver.
Pink flamingo - you are so lucky to have a rehab team! I need to factor in labor. I was wondering if we should attempt to install the cabinets? It seems like the major issue is making them level as long as measurements are precise. Someone mentioned leveling a 2x4 on the wall as a guide for the upper cabinets that is then removed once installed. any tricks are helpful!
Thanks Monkfish! I'll check out the appliances and dumpster referrals you mentioned. Sorry about the store names. It seems a lot of posts refer to the home improvement giants. Always like to network with other investors in MA.
Here's an invaluable tip I learned from a friend's dad, who's a fireman.
If you're in a pinch and need something done fast, visit the neighborhood fire station. Many fireman/police officers do some sort of laboring on the side (ie, masonry, dry wall, roofing, general contracting, etc.). I've used this resource a number of times with great success.
In fact, just last month I was rehabbing a multi and needed a bathroom tiled ASAP, and I didn't have the time (I was too busy with other projects). I found a fireman/tiler to do it the next day for pretty cheap.
[addsig]
Here are a few tips that may be helpful.
I would never replace the tub (ok almost never) I would get it refinished and have them do the sink and maybe the countertop while they were at it. It is amazing what you can do with some of the new coatings and coverings and they really do look as good as new afterwards. I now do my own, but my frineds in Detroit get the tub done from $125-$200 and in Salt lake around $300 and the sink is $25 more. THe process takes about 3-4 hours and the tub is useable the next day. There is a spray on finish that looks like granite and there are at least 20 other finishes available. THis is doen for $15-$20 a l.f. and is also overnight.
Cabinets can be sprayed with Kad-u-Laq white laquer I love a product that dries in 20 minutes) and made to look real good. That aside I have refaced for a lot less than the mills pride stuff at the depot with a lot better result using doors from "Cal door" or someone like them.
I like Robco cabinets for ease of installation and cost if you have a dealer near you. My cousin did his kitchen with 20 feet (uppers and lowers) of cabinets installed for $1500 and that is real cheap.
As for faucets, look on Ebay I have frequently bought Delta & Moen @ 20-30% of HD prices.
I have bought new appliances out of the nickle adds real cheap. And it doesn't have to be new, it just needs to look like it
One last thought. For HVAC try ebay. I found a new 2K unit for $500 there that had a ding in the case and it cost $100 to ship.
ALso check with some of the HVAC guys in your area, they may have perfectly good units they have pulled that they would sell cheaply.
I did a 10K gov't job 4 years ago and now they want to pay 6K to tear it all out
[addsig]
The true approach is to do as much as you can yourself. When I was young and just out of the service I did house after house and all by myself. I had a day job in a Mortgage Company where I took applicaions, wore Brooks Brothers complete and played the mortgage game. At night I arrived home in my newly purchased looser of a house and went to work. I did it room by room. I went down to the wrecking house yards and bought beautiful wood and crown moldings paneling and oh my god some of the old fashioned plumbing fixtures I bought. Reworked and utilized in older homes where I was trying to stay in character. I remember the old bar I bought for $50. Took apart including the copper topping and installed in a California Bungalow that was untouched by mop or soap since 1900. Much less anything else. These were labors of love. I sold them and then moved into the next of an ongoing series of little houses in West Hollywood. Ah the joys of little sleep, lots of creation and the slow accumulation of wonderous tools.
I even went so far as to install an exterior gas light just to spice up the approach. It was a wonderous time. Creative as hell and made my days of desk work bearable.
I envy you all and wish I could play that very personal game again. Remember now the test of good plumbing is how you finish your solder. Always wipe the joints so they are slim and tight and no drops of metal hang down into the night.
Ask & look around for a discount warehouse for building supplies.
there are a few around here that sell everything from windows to wallpaper.
they have stuff that has been discontinued or slightly marred items and orders that were never picked up. Just a thought
Hi Pushcart,
The best prices I have found for carpet have through S&S Mills. You will need to use your own installer or request a list from S&S. They are very easy to deal with and are very helpful. For wood floors try Lumber Liquidators. As far as low cost appliances the previous posts are good. You may also try to speak to the department/ store manager of your nearest appliance store. They usually don't work on commission and will probably get you the best price.
EJenk
For most bathrooms I put up tub surround walls, put in new toilet, new vanity/sink and new medicine cabinet/mirror and light bar. Total cost $350 materials plus $150 for labor. I also have tub refinished for another $150. This is on the cheap for houses that I resell for 50-60k.
Materials at Lowes
Tub surround $70
Liquid Nail $15
Caulk $10
Toilet $75
Vanity/sink $100
Medicine cabinet $60
Light bar $30
Go with remnants, find a dealer in your area that sell remnants for flooring and use them.
Try painting or refaicing your cabinets for a fraction of the cost of new.
[addsig]
Are you saying that the pricing from Lowe's and Home Depot exceeds $20K?
I just finished gutting and remodeling a kitchen and pantry in a rehab for around $3500 and I bought everything from the Depot.
Stock list:
Mill's Pride cabinets, formica countertops, 12 sheets of sheetrock, 200 sq. ft of vinyl tile, 50 ft. of vinyl baseboard, 3 gallons paint and primer, 8" deep sink, Moen faucet, 50 ft. crown molding, dishwasher, stove, refrigerator.
Like I said, the total was roughly $3500.
I also priced out the bathroom (new tub, toilet, vanity, sheetrock, floor/wall tiles)and estimated that to be another $3500.
At $7K, that's well below your ceiling of $20K.
So unless you're installing higher end stock, I'm not sure how you've exceeded $20K.
Can you be more specific with what your plans are and how you're spending over $20K?
[addsig]
Sure, the total I am hoping to keep under $20k. Need to redo kitchen, 2 baths (factor in plumber and electrician). Need flooring - probably will go with inexpensive berber from Home Depot to cover about 1500sf. need new floor in kitchen and baths...tile/linoleum or just tile. paint for entire house interior including finished basement.
May need new furnace/boiler otherwise fix leak from boiler (am having this looked at). Minimal outside landscaping. Need to replace rotting deck/porch (7x7'). A little electrical work including a couple new light fixtures. Fix outside window trim that has rotted and one new storm door.
Seems like a lot for $20k but possibly doable without having to put in a new furnace? Looking for low cost options.
It sounds like you would go with something less expensive than tile but word of warning just in case. I would not recommend getting tile from the Depot if you go that route. The tile tends to come from different die lots and can be off in the measurements which is not good half way trough a remod. It could be inexpensive but for a reason. I would go with some better names in the industry.
Here are some totals from our latest rehab. We shop Lowes pretty much exclusively, with the exception of carpet, which we've found to be cheaper at a smaller local carpet store.
Kitchen:
About 10' x 10'
New cabinets, solid oak fronts, veneer sides and interiors, 8 cabinets total (3 bottom, 5 wall) $800
New laminate countertop $143
New ss sink and Delta faucet kit (kit comes with all hoses, connectors) $125
Fridge (18cu ft Frigidaire) $398
Stove (Whirlpool) $257
Dishwasher $199
Disposal $70
Vinyl floor (9x12 precut Armstrong) $70
Roll of GlasTac tape for flooring $10
Paint $20
Ceiling fan w/light kit $40
Misc. (caulk, new switchplates, couple pieces trim, etc.) about $40
So for just a little over $2100 a brand new kitchen, and OMG the difference it made was unbelieveable.
We carpeted the entire duplex with builder's grade carpet and 8 lb. rebond pad (was supposed to be 6 lb pad, but the day they came out they didnt have it with them, so they had to use the 8 lb, :D)
It was roughly 95 square yards, we paid $1390 total for carpet, pad, installation, removal of old carpet, and new edging pieces). The closest Lowes could come was roughly $2000 for the same thing. It definately paid to check around.
Thanks to everyone!
PinkFlamingo, do you do all the install yourself...cabinets, counters, plumbing hookup, etc...?
Yes, my husband and father in law (who is retired) did everything themselves. He worked in construction for 40 years, so can do just about everything. We are extremely fortunate to have him on our rehab "team".
By the way Push, for deals on appliances, check out a Sears outlet.
There are two in Mass (Fall River and Shrewsbury). I frequent the Shrewsbury outlet.
They carry mostly floor model/demo appliances that have minor (sometimes imperceptible) dents or dings.
I bought a GE stove that regularly runs for $400 for $150 because the side had a long, thin scrape. Which was fine because it's wedged between cabinets and a wall. Nobody will ever see it.
You just have to bring your own truck. They don't deliver.
[addsig]
Push,
Are you renting a dumpster for the gutting?
If not, you're going to acquire a mountain of trash. I usually build mine in the backyard.
Anyway, trash removal and disposal is real pricey. I've been quoted anywhere from $500 to $800 per job, which is a real budget killer.
But the cheapest prices I've gotten are from 1-800-Got-Junk. I'm not sure if they've got a franchise in Hanover, but I see the trucks in most of Mass.
Ive used them for two jobs. When they were done, they even raked and swept up the backyard of every scrap of debris.
On a side note, i bet this post gets deleted for "advertising."
And if it does, shouldn't the entire thread be deleted? There are references to The Depot and Lowe's in the original post and every subsequent reply.
Anyway, good luck.
[addsig]
Pink flamingo - you are so lucky to have a rehab team! I need to factor in labor. I was wondering if we should attempt to install the cabinets? It seems like the major issue is making them level as long as measurements are precise. Someone mentioned leveling a 2x4 on the wall as a guide for the upper cabinets that is then removed once installed. any tricks are helpful!
Thanks Monkfish! I'll check out the appliances and dumpster referrals you mentioned. Sorry about the store names. It seems a lot of posts refer to the home improvement giants. Always like to network with other investors in MA.
Pushcart,
Here's an invaluable tip I learned from a friend's dad, who's a fireman.
If you're in a pinch and need something done fast, visit the neighborhood fire station. Many fireman/police officers do some sort of laboring on the side (ie, masonry, dry wall, roofing, general contracting, etc.). I've used this resource a number of times with great success.
In fact, just last month I was rehabbing a multi and needed a bathroom tiled ASAP, and I didn't have the time (I was too busy with other projects). I found a fireman/tiler to do it the next day for pretty cheap.
[addsig]
Here are a few tips that may be helpful.
I would never replace the tub (ok almost never) I would get it refinished and have them do the sink and maybe the countertop while they were at it. It is amazing what you can do with some of the new coatings and coverings and they really do look as good as new afterwards. I now do my own, but my frineds in Detroit get the tub done from $125-$200 and in Salt lake around $300 and the sink is $25 more. THe process takes about 3-4 hours and the tub is useable the next day. There is a spray on finish that looks like granite and there are at least 20 other finishes available. THis is doen for $15-$20 a l.f. and is also overnight.
Cabinets can be sprayed with Kad-u-Laq white laquer I love a product that dries in 20 minutes) and made to look real good. That aside I have refaced for a lot less than the mills pride stuff at the depot with a lot better result using doors from "Cal door" or someone like them.
I like Robco cabinets for ease of installation and cost if you have a dealer near you. My cousin did his kitchen with 20 feet (uppers and lowers) of cabinets installed for $1500 and that is real cheap.
As for faucets, look on Ebay I have frequently bought Delta & Moen @ 20-30% of HD prices.
I have bought new appliances out of the nickle adds real cheap. And it doesn't have to be new, it just needs to look like it
Good Luck!
[addsig]
One last thought. For HVAC try ebay. I found a new 2K unit for $500 there that had a ding in the case and it cost $100 to ship.
ALso check with some of the HVAC guys in your area, they may have perfectly good units they have pulled that they would sell cheaply.
I did a 10K gov't job 4 years ago and now they want to pay 6K to tear it all out
[addsig]
The true approach is to do as much as you can yourself. When I was young and just out of the service I did house after house and all by myself. I had a day job in a Mortgage Company where I took applicaions, wore Brooks Brothers complete and played the mortgage game. At night I arrived home in my newly purchased looser of a house and went to work. I did it room by room. I went down to the wrecking house yards and bought beautiful wood and crown moldings paneling and oh my god some of the old fashioned plumbing fixtures I bought. Reworked and utilized in older homes where I was trying to stay in character. I remember the old bar I bought for $50. Took apart including the copper topping and installed in a California Bungalow that was untouched by mop or soap since 1900. Much less anything else. These were labors of love. I sold them and then moved into the next of an ongoing series of little houses in West Hollywood. Ah the joys of little sleep, lots of creation and the slow accumulation of wonderous tools.
I even went so far as to install an exterior gas light just to spice up the approach. It was a wonderous time. Creative as hell and made my days of desk work bearable.
I envy you all and wish I could play that very personal game again. Remember now the test of good plumbing is how you finish your solder. Always wipe the joints so they are slim and tight and no drops of metal hang down into the night.
Cheers Lucius 8-) 8-)
Ask & look around for a discount warehouse for building supplies.
there are a few around here that sell everything from windows to wallpaper.
they have stuff that has been discontinued or slightly marred items and orders that were never picked up. Just a thought
Hi Pushcart,
The best prices I have found for carpet have through S&S Mills. You will need to use your own installer or request a list from S&S. They are very easy to deal with and are very helpful. For wood floors try Lumber Liquidators. As far as low cost appliances the previous posts are good. You may also try to speak to the department/ store manager of your nearest appliance store. They usually don't work on commission and will probably get you the best price.
EJenk
For most bathrooms I put up tub surround walls, put in new toilet, new vanity/sink and new medicine cabinet/mirror and light bar. Total cost $350 materials plus $150 for labor. I also have tub refinished for another $150. This is on the cheap for houses that I resell for 50-60k.
Materials at Lowes
Tub surround $70
Liquid Nail $15
Caulk $10
Toilet $75
Vanity/sink $100
Medicine cabinet $60
Light bar $30