Renovating the whole main floor
After getting a few quotes from contractors ranging from $180-220k to redo our whole main floor. We have decided to be our own GC and coordinate all the skilled trades to save money. We’re hoping to complete the project for around $120-150k (not including furniture). I’m hoping for $120k but expecting worst case for $150k.
It’s a 35 yo house in west end Toronto. We bought the house from family so we are the second owner ever and know the house was well maintained. Plumbing and electrical work have always been done by licensed people.
We have already updated the second floor. We were the GC on that project as well and made a few costly mistakes. Installed flooring before installing crown moulding, scraping the popcorn ceiling and add about 50 pot lights. That caused some irreparable damagaes to our floor but luckily it’s in areas where it can be covered with an area rug. :’(. But it still hurts cuz I know the damages are there. We’ll replace the floor again in a few years when the kids are older.
We gutted two full bathrooms. And painted the whole floor and new interior doors. We spent about $80k cuz we didn’t skim on the materials. We’ve changed our wood railings to iron pickets cuz existing railing was low and not up to code. New baseboards and door and window trims. And lots of little updates (ie assembled Ikea pax system for walk-in and reach in closets).
Now for the main floor, here’s the scope of work:
- remove two load bearing walls. One wall is separating family room and kitchen. The other wall is separating dining room and kitchen. We want flush mount so must install steel beam and a new post in basement. Budgeting $20,000.
- drawings by engineer for permit. Budgeting $2500.
- permit fees (building, electrical, plumbing and hvac) Budgeting $1,000
- Demoing the floor ($1/sqf so $1100 plus disposal fee). Was quoted $1500
- breaking down the fireplace brick surround (11x8 wall). Was quoted $500 including disposal fee.
- new custom kitchen. The kitchen is going from a u-shape to an L-shape with island (11x11 kitchen). $20000 for cabinets. Waiting for estimates from a few places.
- budgeting $8000 for quartz countertops and full backsplash.
- new laundry room storage cabinets (8 x 8 laundry room) Budgeting $5000. Waiting for estimates from a few places
- budgeting $3000 for quartz countertops in laundry room
- new flooring throughout. Tiles in kitchen, powder room, laundry room and foyer. Hardwood in living room, dining room, family room and hallway.
- 300 sqf for tiles ($12 to install and $10 for material). Budgeting $6600
- 800 sqf for hardwood ($3 to install and $8 for material). Budgeting $8800
- new fireplace surround and fireplace. Budgeting $7000
- moving one vent in one of the load bearing walls. Budgeting $2000
- putting in about 40-50 pot lights. Our neighbour is a certified electrician and he did our 2nd floor for $2000 labour only. So we’re budgeting $5000 for this project.
- baseboards, crown mouldings, door trims, 3 new interior doors. Budgeting $10000
- drywall, taping, mudding, framing. Budgeting $10000
- $15000 for appliances (new counter depth fridge, dishwasher, built in microwave below island, beverage fridge below island, ventilation, gas range). Keeping existing washer and dryer. Already priced these out.
- keeping all appliances in place so no plumbing requirement (we hope)!
- built in canbinets beside fireplace. Budgeting $2000.
So if all goes as planned as above, well be at $120k. But We’ve been down this path before and know costs have a way of sneaking up on us and time somehow finds a way to escape us. So adding $30k (25% contingency fund). Timeframe is 3 months. We’ll be leaving with family during this time.
Yes, we can move but we love the location and the history of the house. And knowing we did everything properly without cutting corners.
Your advice, comments, personal experiences, recommendations and constructive criticism are welcome.
Hopefully we’ll survive the next few months.