The Owner gets in over his head, doesn't allow for the unexpected, and goes over budget:
Why don't you just get a quote from three contractors;
we can't possibly visualize what you've got from our computer.
Good luck and may God bless
I cannot answer your question, as I am in the same situation as you! I was wondering if you'd mind sharing with me what you end up doing for your renovation and how much it cost?
I am in the process of looking for a contractor and are at a loss of what is 'doable' as I too am on a tight budget.
Usually for the work that you listed 120k - 200k is pretty reasonable, depending on the type of contractor you are going with and how much they charge per hour. If you do have a tight budget then your should probably try and do the remodel yourselves, it is possible for the homeowners to take out building permits in San Francisco so all you really need is a little insight knowledge on how to find right people.
I would split your project into stages and figure out which stage you can handle yourself (with the help of laborers or friends perhaps) and which parts you must subcontract (Electrical, Plumbing, Tile, Drywall).
If you feel comfortable with building yourself - go ahead and do it.
During the course of your remodel you can always consult with a contractor for some tips and advices. Let me know if you have any questions, we are here to help.
I'd recommend figuring out what you can live with--maybe modify some of the plans so you're working with existing electrical/plumbing line locations, etc. You can control costs with the materials you select, so if you'd love a bunch of high-end light fixtures, you might want to consider fixtures that look good but are substantially less expensive.
Tell the contractor that $80K is the top budget and talk over what is most important to you. There are always alternatives and cost cutting methods that can be explored.
Also to get a starting point number ask your insurance agent what price per square foot is being used as the industry standard for units like yours if they are fire damaged.
Another method I like to use when negotiating is to have the contractor break down materials (can be saved on if less quality or different types can work) and labor. Then ask his man-hour costs and do the division to see if the time he's estimating seems reasonable.
This is a good time to get the work done and don't be afraid to ask questions now. Establish early on that you expect to be informed and are capable of understanding the explanations. Negotiate reasonably it's fun!
How could we possibly give you a number without seeing it?
I just had a questioner ask me to value her house in Connecticut.
Please be reasonable.
I worked as a Kitchen remodeler and Cabinet salesman for expensive cabinets; I saw $20,000 kitchens and I saw $80,000 kitchens.
No, I'm sorry, I do not know any referrals in S.F.
Good luck and may God bless
There are many factors involved in a remodel. Ask your reatlor for 3 or 4 contractor referrals and get multiple bids. The costs can vary greatly depending on a variety of factors. Also, without providing a square footage, it's next to impossible to estimate such a figure. Do you know anyone who has recently gone through a remodel and liked the people they worked with? That would be a good place to start as well.
Zephyr Real Estate