TH decor selection

jmc111 wrote: ↑ I dare to ask how much is this TH?

Sometimes the law of diminishing returns come into play when you put too much into a property and it is only worth so much? Detached properties increase the most in price compared to TH's. I would only select what you need and not want. As per the previous response, these upgrades are pricey but you are paying the builder and not an outside contractor.

CampFireFly wrote: ↑ My personal opinion on your selection but do what’s best for you!

1. Main floor Laminate floor upgrade to waterproof- $2700 (standard is water resistant)
Try to go one up and spend money on real solid hardwood or engineered hardwood.

2. Upgrade to quartz level 1 countertop for island and kitchen -$4600 (standard is granite but I didn’t like any colour option)
Not worth upgrading countertop with the builder especially if it comes with ugly granite as standard.

3. Upgrade stairs main floor to 2 floor to Oak + plus stain on railing + steps matching floor- $6500 (standard is oak stairs with carpet)
So damn overpriced but yes. This is also why you should pick a nice hardwood flooring so that you can match the colour.

4. Gas line in kitchen - $1000
I paid $650 and thought it was expensive… so this one is up to you.

5. Water line for refrigerator- $250
Yes.

6. 100 Amp panel upgraded to 200 Amp Panel - $1400
Yes.

7. Door from Garage to home (grade permitting) -$2500
Despicable that they charge for this. But yes unless you don’t want to access your house from the garage.

8. Upgraded Kitchen cabinate to MDF and colour of choice from standard thermofoil - $1480
Yes. That’s pretty cheap for cabinet upgrade.

9. Master ensuite - dual sink washroom - upgraded quartz top (Standard is laminate) - $1200
Yes.

10. Addition of two pot lights with dedicated switch in kitchen and living area (thinking for extending them to multiple potlights after closing) - 330x2 (pot-light) 180x2 switch - $1020
Yes even though most will say not to do pot lights with the builder. I want to enjoy it on day 1 of moving in.

Where all did I overspend or go wrong, what did I miss ?

PS: Smooth ceiling is $6500 for both main + upper floor, confused on this big ticket item as builder isn’t allowing just the main floor only. I don’t really need smooth ceiling on upper floor!
This is outrageously expensive. I got my smooth ceiling (main+upper) for $2500 for >2000 sq ft. You probably want to negotiate with them.


PS: Forgot to add backsplash to kitchen- I heard it’s $2200 with builder
No. Do this later.

SargeJ wrote: ↑ Do ppl actually run out with 100 amp? Esp if you don't use electric vehicle.
This is also TH. Wonder if that is really necessary

Raptorrr wrote: ↑ Thanks for the great insights. I appreciate all the inputs.

Is it cheaper and worth it getting smooth ceiling and kitchen backsplash post closing (before move-in) with an outside contractor?

vprime77 wrote: ↑ You are better off just doing things through the builder esp. if you can add it to the mortgage. You're probably not going to end up saving that much and hiring trades these days isn't as easy as people here make it seem. Most of the prices are not bad....don't bother with the laminate upgrade though. And if most other townhouses there are laminate you don't need to upgrade to hardwood.

skeet50 wrote: ↑ Very difficult to provide good feedback as there isn't enough information to make an informed decision. For instance, cost to upgrade from granite to quartz counter tops means nothing when we don't know the size of the counter tops.

A couple of things I would note:

1. Door to garage is a must.
2. If you upgrade your stairs to oak, it is really difficult to get it to match luxury vinyl plank floors. IMO, butting real wood next to LVP tends to really cheapen the look of the LVP.