Home Cost Estimating

We started building our house in Seattle in late 1992 and finished in early 1994. My goal was to build for $50/SF but it ended up costing $65/SF. General contractor pricing was in the $120 to $180/SF range. We saved a lot of money. You can as well.

This cost sheet is the actual costs for Goodwin House Gut and Remodel, 2009, Seattle, Washington

Project description: gut and remodel a fire damaged 4 bdrm 3 bath split level house. 1,900 SF

Project Square Foot (sf) = 1900. Cost was $67/sf

Cost for each phase of construction Cost in $ per square foot

1 Demolition $5,278 $2.78

2 Asbestos Abatement $1,147 $0.60

3 Structural Inspection $335 $0.18

4 Site Cleanup $2,531 $1.33

5 Framing & Truss Work, Siding repair $5,024 $2.64

6 New Roof. Includes removing old roof $5,400 $2.84

7 New Gutters $594 $0.31

8 New Windows & Screens $9,986 $5.26

9 New Front Entry Door $3,096 $1.63

10 Plumbing rough-in $1,423 $0.75

11 Plumbing finish $2,268 $1.19

12 Kitchen & Bath cabinets, sinks $10,707 $5.64

13 Electrical rough-in $9,761 $5.14

14 Electrical finish $2,436 $1.28

15 New HVAC unit & ductwork $13,182 $6.94

16 Insulation, walls and ceiling $1,333 $0.70

17 Drywall, tape, mud, apply PVA, texture $17,366 $9.14

18 Finish carpentry; doors, trim, base $8,420 $4.43

19 Painting exterior $2,986 $1.57

20 Paint interior; walls, doors, trim $7,003 $3.69

21 Bathroom Flooring and Tile $4,819 $2.54

22 Misc expenditures: nails, screws, etc $163 $0.09

Total without tax = $115,260 $60.66

State sales tax, 9.5% $11,765 $6.19

Total without tax = $127,025 $66.86

Pat Fay’s fee $8,000 $4.21

This was so low because I took the job to prove the Pat Fay Method

Expanded explanation of scope of work for each phase of construction, Goodwin Project, Seattle, Washington. 2009

1. Demolition was to remove all drywall, carpet, cabinets, countertops, sinks, and toilets. The existing bathtub remained as it was undamaged. Removed all electrical wiring, receptacles, light fixtures, and electrical panel. Removed some of the copper water pipe and drain waste pipe where damaged by fire. Removed some framing and roof panels where damaged by fire. Took everything down to bare stud walls.

2. Asbestos abatement. Since the house was older I had the house inspected for asbestos material. It was found and removed.

3. Structural inspection. Since the house had fire damage, hired a structural engineer. He advised what framing lumber to replace and which roof truss & plywood sections to replace.

4. Site cleanup is needed because most contractors do not pick up all their construction scrap.

5. Framing and truss. Replaced all framing and roof trusses damaged by fire and even adjacent sections. Owner also requested wall changes. Repair of exterior siding.

6. Roof. Removed all of the existing roofing and replaced with new. Used tar paper over plywood decking and 40 year 3-tab composition roofing.

7. Gutters. Removed gutters on one side of the house and replaced. Cleaned and painted the undamaged gutters on the other side of the house.

8. Windows. Removed all windows and one sliding glass door. Replaced with new Milgard vinyl double pane argon filled windows. All with E-glass and screens.

9. Front entry door. Remove old front door and replaced with a very nice front door.

10. Plumbing rough-in. Replaced about half of the interior copper water supply pipe and modified it to fit new plumbing fixtures. Replaced drain, waste, vent pipe that was fire damaged and to fit new fixtures.

11. Plumbing finish. Installed kitchen and bathroom sinks, sink and shower faucets, drain piping with new. Existing bathtub remained as it was not fire damaged. Purchased very nice sinks, faucets, and shower fixtures.

12. Kitchen and bathroom cabinets and sinks. Installed very nice kitchen cabinets, as well as, cabinets in the bathrooms. Carried cost of sinks, faucets, and shower fixtures in this line item.

13. Electrical rough-in. Installed new 200 amp General Electric electrical panel with all breakers and new copper ground rod (house did not have a ground rod), installed all new boxes for outlets and light fixtures. Installed all new wiring for all fixtures: stove, microwave, refrigerator/freezer, washer, dryer, and new HVAC unit (heating, ventilating, and air conditioning). The house had no air conditioning and heat was from baseboard heaters.

14. Electrical finish. Made all connections and installed outlets, light fixtures, smoke and carbon monoxide devices, and exterior front door and back deck lighting.

15. New HVAC unit (heating, ventilating, and AC) and ductwork. Installed a new HVAC unit with electric heat (house had no natural gas connection), installed supply ductwork and supply vents in each room including downstairs. Installed return grilles.

16. Insulation, walls, and ceiling/attic. Installed all new wall and ceiling insulation. Homeowner DO NOT install insulation yourself. An insulation contractor will purchase and install insulation per the code for less than you can buy the insulation at the hardware store.

17. Drywall (sheetrock), tape, mud, PVA coating, spray texture. Purchase, delivery, and installation of all wall and ceiling drywall. Apply mud, tape at joints, more mud, and sand. Spray PVA coating on drywall so paint will adhere to the drywall.

18. Finish carpentry, interior doors including closets, trim, and base boards. Installed all new interior doors, interior trim material for windows and doors, and for baseboards.

19. Painting exterior of house. Pressure washed house, sprayed and back rolled one coat of primer, sprayed and back rolled finish paint.

20. Paint interior, walls, doors, all trim and baseboards. Included painting interior framing with primer to cover smoke smell (before drywall was installed). Prepare, fill, sand nail holes and imperfections in trim before painting. Spray painted one coat of primer and two coats of finish.

21. Bathroom Flooring and Tile. Installed tile flooring in two bathrooms. Master bathroom installed tile on walls around bathtub.

22. Miscellaneous expenditures. Small tools, caulk, nails, screws, one lock, keys.

The total cost of the remodel of the kitchen in our Sammamish, Washington house was $24,915 in 2016.

Construction Phases:

Design $199

Demolition $138

Carpentry $353

New kitchen window $467

Drywall repair $846

Plumbing $1,705

Electrical $101

Hardwood flooring $2,846

Painting $199

Cabinets $11,536

Countertops $4,324

Appliances $1,888

Misc. $315

Scope of work for each phase of the kitchen remodel:

1. Design. The $199 design fee was to IKEA for layout of our cabinet design with a list of cabinets.

2. Demolition. The $138 was for dump fees for the old cabinets, the bay window, and 20 2x4s and drywall from the kitchen walls that had to be removed to open up the kitchen to the living room. The demolition was done by Pat Fay and a friend in one day including removal of the bay window.

3. Carpentry. The $353 was for lumber to repair walls, supports for the new quartz countertops, and repair walls. Also included cedar siding to be repaired around the new kitchen window. Labor was done by Pat Fay and a friend.

4. Window. The $467 was for a new Milgard vinyl window to replace the bay window. Labor was done by Pat Fay and a friend.

5. Drywall. The $846 was for labor and material for a drywall man to come in and install drywall at walls and the ceiling where the interior walls were removed. Cost included tape, mud, and sand.

6. Plumbing. The $1,705 was for a new sink, faucet, garbage disposal, and drain, waste, vent piping and labor to a plumber to install it.

7. Electrical. The $100 was for wiring and parts to provide power to new outlets. Labor was done by Pat Fay.

8. Flooring. The $2,846 was for expanding the existing hardwood floor and refinishing it. Material and labor were provided by a flooring contractor.

9. Painting. The $199 was for paint, brushes, tape, and plastic to repaint the kitchen and cedar siding. Labor was done by Pat Fay.

10. Cabinets. The $11,536 was paid to IKEA for the white cabinets with many drawers. We hired IKEA to provide and install the cabinets. They did a great job. See the pictures in the What Quality looks like section of this webpage.

11. Countertops. The $4,324 was for labor and material to install very nice quartz countertops and backsplash. Material and labor was provided by a countertop/stone company. Total of 60 square foot of countertops.

12. Appliances. The 1,888 was for a new refrigerator. We reused the stove and microwave.

13. Miscellaneous. The $315 was for nails, screws, and all the other small items needed in a kitchen remodel.