Your opinion on this builder's upgrade fees [Pre-Drywall]
I'm a big time newbie, please share your thoughts on these Pre-Drywall upgrade fees. This is a 3 story townhome.
Oct 4th, 2018 12:33 pm
Oct 4th, 2018 1:33 pm
Oct 4th, 2018 1:48 pm
Oct 4th, 2018 2:25 pm
crocp8 wrote: ↑oh man....what is going on in this world?
$2650 for smooth ceilings? LOL
$13,500 for oak stairs? LOL
$1,350 for 4 - 4" potlights? LOLLLLLLLLLLLLLLLLLLLLLLLLLLLL
Under cabinet light? $1,740? Uwotm8????
Please tell me this is a joke?
Potlights cost $50 to install each (before drywall)...that includes the light....after the drywall the retro fit is usually $100-$125 per pot light.
In my reno, a whole set of custom Oak stairs (11 steps total), cost me $3,500 + $1000 to stain (this was 6 years ago, but still...$13,500?? are they on crack??)
Dude, do not take any of this crap! This is pretty shocking...is this what the market has come to?
EDIT: read some more....this is pure comedy gold.
$150 for 1 USB outlet?
Here are 2 for $30:
https://www.amazon.ca/Charger-Electrica ... tlet&psc=1
Go crazy.
Edit 2: $300 for 1 dimmer switch????
Here is one for $29....probably the same brand they would give you for $300
https://www.amazon.ca/Lutron-dimmable-I ... mer+switch
The price of smooth ceiling isn't bad considering it is a 3 story townhome + Walkout basement. I think that is the only damn upgrade I'm gonna go with. Everything else is ridiculous, they still haven't sent the pricing details for the interior upgrades yet. These builders have no idea what my current apartment maintenance crew is capable of. I'm going to grab one of them to instal faucets, door knobs, etc and get another one to install shower tiles and living room tiles. I'm not going to let these builders enslave me. They are going give me a heart attack at the decor appointment with "Upgrade Faucet to Level 1: $899/each".
Oct 4th, 2018 2:34 pm
Cool. Could amateur like me install this?crocp8 wrote: ↑
$150 for 1 USB outlet?
Here are 2 for $30:
https://www.amazon.ca/Charger-Electrica ... tlet&psc=1
Go crazy.
Oct 4th, 2018 2:34 pm
Cool. Could amateur like me install this?crocp8 wrote: ↑
$150 for 1 USB outlet?
Here are 2 for $30:
https://www.amazon.ca/Charger-Electrica ... tlet&psc=1
Go crazy.
Oct 4th, 2018 2:49 pm
I did.....my whole house (and i'm below basic knowledge when it come to any electrical work).BiegeToyota wrote: ↑ Cool. Could amateur like me install this?
Oct 4th, 2018 2:50 pm
Agreed...smooth ceilings would be worth it (although its still really expensive).....but I would do it because A) popcorn ceilings are so ugly and B) once its popcorn, its a mess and headache to remove.worldpositive wrote: ↑ The price of smooth ceiling isn't bad considering it is a 3 story townhome + Walkout basement. I think that is the only damn upgrade I'm gonna go with. Everything else is ridiculous, they still haven't sent the pricing details for the interior upgrades yet. These builders have no idea what my current apartment maintenance crew is capable of. I'm going to grab one of them to instal faucets, door knobs, etc and get another one to install shower tiles and living room tiles. I'm not going to let these builders enslave me. They are going give me a heart attack at the decor appointment with "Upgrade Faucet to Level 1: $899/each".
There are actually 4 sets of stairs, 3 story townhome + walkout basement. The Walkout basement comes with renovated so it is actually a 4 story townhome.
Project: Woodbridge Park Towns
Builder: Sierra Building Group
Location: Vaughan/Toronto border.
Website: http://woodbridgepark.ca/
Floor plan: http://woodbridgepark.ca/floorplan/b2-end-2/Your text to link here...
Oct 4th, 2018 3:20 pm
Oct 4th, 2018 3:29 pm
Oct 4th, 2018 5:07 pm
Oct 4th, 2018 6:45 pm
I'm only going to only comment on the electrical items you mention.crocp8 wrote: ↑
Under cabinet light? $1,740? Uwotm8????
Potlights cost $50 to install each (before drywall)...that includes the light....after the drywall the retro fit is usually $100-$125 per pot light.
$150 for 1 USB outlet?
Here are 2 for $30:
https://www.amazon.ca/Charger-Electrica ... tlet&psc=1
Go crazy.
Edit 2: $300 for 1 dimmer switch????
Here is one for $29....probably the same brand they would give you for $300
https://www.amazon.ca/Lutron-dimmable-I ... mer+switch
Oct 5th, 2018 12:24 am
Oct 5th, 2018 1:05 am
Oct 5th, 2018 2:08 am
Oct 5th, 2018 10:12 am
Oct 5th, 2018 11:00 am
Larger basement windows really make a difference if you or a future buyer wants to have someone living in the basement. Given the location, someone is probably going to be living in the basement sometime in the life of the house.Donnie740 wrote: ↑ If that's $2650 for smooth ceilings throughout the entire house, definitely go for it.
You're not going to get anyone willing to come in and scrape, skim, prime and paint for that price.
Hardwood staircases are the other upgrade that I recommend. Capping after the fact will never look as good - - finish doesn't stand up as well as a factory finish and the bottom riser will be noticeably higher than the rest.
One other upgrade I always recommend is to get larger basement windows. The cost is surprisingly reasonable and it makes a huge difference.
I hope you negotiated a credit towards upgrades when you bought. Most builders won't budge much on price but they're usually willing to throw $5k or $10k to you for upgrades - - because they're so ridiculously marked up.
Oct 5th, 2018 1:31 pm
Sanyo wrote: ↑choked on my chicken bone at the potlight cost...the biggest ripoff on that list.. easy $50-$75 each depending who you use.
Some of the stuff is reasonable. $2630 smooth ceiling for the entire 3 story townhouse? thats pretty good, go for it. If just one floor... PASS!
USB outlet -- $190? If its just an outlet, get a handyman if you cant do it on your own... its not expensive.
Kitchen island how large? What kind of countertop? I did a 8.5 x 3.5 foot island with cesarestone countertop and paid about $4k (cesarestone is damn expensive and i did their calacutta countertop!)... that would let me know if it's worth it...
I got frameless shower done for $1450, my shower is also 5 x 7 (HUGEEEE)
Closest glass you can get for about $450.
oak stairs.. how many? I got mine redone for $8k... i have two stories, 18 steps each (so 36 in total) and mine are curved which is more expensive...if its 4 stories, roughly 8-10 each then it may be worth it to upgrade at front, each at small premium cause you will have a mess for 2 weeks...
Donnie740 wrote: ↑If that's $2650 for smooth ceilings throughout the entire house, definitely go for it.
You're not going to get anyone willing to come in and scrape, skim, prime and paint for that price.
Hardwood staircases are the other upgrade that I recommend. Capping after the fact will never look as good - - finish doesn't stand up as well as a factory finish and the bottom riser will be noticeably higher than the rest.
One other upgrade I always recommend is to get larger basement windows. The cost is surprisingly reasonable and it makes a huge difference.
I hope you negotiated a credit towards upgrades when you bought. Most builders won't budge much on price but they're usually willing to throw $5k or $10k to you for upgrades - - because they're so ridiculously marked up.
Chickinvic wrote: ↑Go for the smooth ceilings. I hate that popcorn shit - as does probably everyone else alive. It is a pain to remove later.
Thanks for the input guys, I'm definitely going for smooth ceiling as it doesn't seem bad for a 4 story townhome and I hate the damn popcorn ceiling. May upgrade Quartz and cabinet since kitchen is next to the living room and it makes sense to have a good looking kitchen. I don't need an Island as mine is a U shaped kitchen. The basement is walk-out and the window size is big pretty enough.BlueSolstice wrote: ↑ Larger basement windows really make a difference if you or a future buyer wants to have someone living in the basement. Given the location, someone is probably going to be living in the basement sometime in the life of the house.
Oct 5th, 2018 2:18 pm
My professional opinion: Your electrical service size is determined by a demand load calculated as per code requirement. Sounds like they are selling you snake oil. You will not see any benefit to it. (Unless you are planning to add underfloor heating to every room, a sauna, hot tub, swimming pool and a 2nd kitchen in the near future).worldpositive wrote: ↑
Is it worth to go from 200AMP to 100 AMP ? I mean this is 1700 SQFT townhouse for 4 people.
Oct 5th, 2018 2:28 pm
200amp is the new standard. No need for 300amp. However if you are 100amp I would upgrade to 200amp.worldpositive wrote: ↑ Thanks for the input guys, I'm definitely going for smooth ceiling as it doesn't seem bad for a 4 story townhome and I hate the damn popcorn ceiling. May upgrade Quartz and cabinet since kitchen is next to the living room and it makes sense to have a good looking kitchen. I don't need an Island as mine is a U shaped kitchen. The basement is walk-out and the window size is big pretty enough.
Unfortunately I can't afford to upgrade stairs from carpet to oak as of yet since I have to pay 50% of the upgrade fees within 2 weeks from now when I have the decor appoint(bummer). My budget with decor is only $12,000 MAX (can only pay $6000 in 2 weeks) and therefore $13,500 for oak stairs would put me in a gigantic hole. I may just upgrade the railing, upgrade carpet on stairs to another grade and choose a colour to go with my future flooring. Regarding flooring, I'm going to get the basic standard laminate flooring and upgrade that after closing. They still haven't told me how much the interior upgrades are as of yet and won't until the damn appointment. I don't really need any stupid USB outlet and pot lights I can do that after closing. I currently live in a rental apartment, I don't mind paying extra month of rent, stayback and let private contractors do the upgrade. If i do the calculation, I'd be saving more money that way than with these builders.
Is it worth to go from 200AMP to 100 AMP ? I mean this is 1700 SQFT townhouse for 4 people.