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Bartleby_TheScrivene t1_jdctubq wrote

50k sounds absurd to me, but I just redid my own kitchen, new everything, and it cost me a bit under 9k.

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roobinsteen t1_jdcwzy4 wrote

50k is not unreasonable at all for carving out an entirely new master bathroom in a preexisting finished space with tub and shower and nice finishes. It involves every single trade short of roofing, basically.

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zillabunnny t1_jddbtrs wrote

Actually, unless the planned bathroom space already has a window they might need to involve a roofer because a bathroom with shower requires an exhaust. Sooooo, roofing, electrical/plumbing/hvac and the permits and inspections process, drywall, carpentry, tiling and glazing, project mgmt etc and all done in a timely manner -- 50k is not bad. It may only be realistically 30k of materials and labor but the builder isn't working for free.

You also have to consider the level of finish the homeowner wants. A double vanity can be $300 from Ikea or $3000 from room and board. Tile can vary from less than a dollar for subway to $20sq ft for zellige.

A DIY kitchen for 9k doesn't really compare because no one is trying to make a profit and you're likely only making minor adjustments to existing mechanicals.

Edit: the plumbing stack will surely also need to be vented closer to this new location right? more roofwork?

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andrewbt OP t1_jde8rd9 wrote

We do have an existing window in the space. The vent stack is right on the other side of the same exterior wall

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Bartleby_TheScrivene t1_jdcx7rp wrote

It just surprises me is all. That's almost a quarter of my entire house just for one bathroom.

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roobinsteen t1_jdcxgm7 wrote

I hear you, the costs for major projects like kitchens and bathrooms are surprising to many homeowners. It's less surprising once you realize how complex these projects are, especially in remodel situations, as well as the staggering cost of the materials involved. Contractors aren't getting rich off of these, generally.

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Bartleby_TheScrivene t1_jdcxpu3 wrote

I didn't think my kitchen was all that complex, but I did have to rebuild basically everything, including new framing because the old framing was done completely wrong. I had joists sitting on raw brick and no sill plate.

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andrewbt OP t1_jde8o47 wrote

Thank you. Indeed I have been educated as I understand the scope and magnitude of what we want to do! Part of why I’m looking for a one stop shop.

I also need a good roofer (this dumb house) but that’s unrelated. I saw some recommendations for the Roof Doctor on this Reddit and they are looking nice

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ambiguator t1_jdcx0ya wrote

How long did it take? Did you have to run new plumbing or move other mechanicals like OP?

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Bartleby_TheScrivene t1_jddg1fj wrote

New everything.

Edit: took exactly 2 months

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ambiguator t1_jddkloa wrote

new water lines, new sewer, new gas, new electric, new hvac, new subfloor, new cabinets, new counters, new floors, new appliances?

give us some details

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Bartleby_TheScrivene t1_jddn2xa wrote

New electric, though some were already ran to the kitchen. Replaced the wire with correct guages for circuit (had some 10ga wire running on an outdoor light and a 15a circuit) added GFCIs and properly routed them with nail plates. Had to fix a bootleg ground that stopped GFCIs from operating properly.

New gas line, moved it to the other side of the kitchen. This also fixed what i consider poor workmanship on the previous clusterfuck that was the gas line, redid the sink fittings after cutting down the old copper, ran a pex through the wall for an icemaker box.

Didn't move HVAC but did install a duct for the range hood which required knocking out and replacing some bricks.

Had to build new framing, as well as build an exterior wall to utilize and support the roof. Old build had the roof in a sorta awning configuration, but it was only supported on that side by a very old, and obviously rotting stud. Doing this allowed me to change the kitchen and gain a few square feet.

Speaking of framing, installed new structural walls with studs every 12" (over the top, I know) because the brick wall that was supporting the ceiling did not have a sill plate, so the joists were resting on brick and were beginning to show signs of decay. Also, one of the joists was literally .25" from falling off the bricks because of settlement issues.

Fixed 3 different roof leaks caused by improper flashing on the roof where it meets existing neighbors structure. They used clear silicone. It cracked and leaked. Added a bucket of blackjack and mesh tape so should last a few more years.

Floor was more than 2" off level due to settlement. Went into crawlspace to support floor from underneath by building yet another wall in the crawlspace. Wasn't necessary but it made me feel better. Then leveled the floor using 21/32 OSB with tongue and groove and a series of shims, finished up with 2 bags of self leveling cement.

Replaced windows, which had rotting framing, with new pressure treated frames and flashing tape. Still need to add exterior moulding.

Cabinets were then ordered, and I assembled them myself. Got from Washington Avenue. Countertops were ikea. Did subway tile and black grout.

Had a contractor neighbor who came through every couple of days to help with bigger stuff like putting drywall on the ceiling. He also was the one who installed the cabinets. Borrowed a lot of tools from him. He also made sure I was doing things correctly, and was extremely helpful when I had questions or needed solutions to problems.

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ambiguator t1_jddr90m wrote

wow, that's an incredible amount of work. sounds like you have a lot of experience. i'm handy around the house - hanging or patching drywall, basic plumbing, some shoddy carpentry - but probably wouldn't be comfortable doing most of the things you mention here.

how long did it take?

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Bartleby_TheScrivene t1_jddrfo2 wrote

It started on January 11th, after my dog turned on the bidet when I was at work and completely flooded the kitchen and basically destroyed it.

There's a lot of things I didn't mention that I had to do, but I was working on it 5+hrs a day, more on weekends, with no time off.

I finished and had the appliances installed on March 14th.

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ambiguator t1_jdduk1f wrote

Wow, yeah. Major sweat equity. Kudos to you friend!

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