Advice on partial main floor reno

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Posted by: from London
9/26/2019 at 8:38:29 AM

Where to begin...

We live in a lovely home in Byron and purchased two years ago with hopes to make changes to the layout. The home has become less functional and has turned into a multiple room renovation thought. Obviously time and budget will need to be understood but here is what we would like to update:

1. open up kitchen (we have no idea about designs or what would be best, we need an expert)

2. lift up and level out sunken-in living room (attached to dining room and main entrance) which will likely require moving duct work?

3. open up bathroom on main floor based on new kitchen design. Update flooring, tub, toliet, vanity which will require moving of plumbing.

4. Replace all the flooring on main floor to have a consistent concept throughout the house: approx 2000 SQF.

Realistic timeline? Costs associated with a job that large? Surprise costs we should factor in?

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Date/Time9/26/2019 at 9:13:20 AM

Hi Stephanie,

Lots of great questions,

I would suggest to start interviewing some GC's . From there they would set you up with a kitchen company to do some preliminary designs for the kitchen so the GC you hire is aware of the design.

You would also need to figure if the walls removed is load bearing and have an engineer design proper structural adjustments. There could possibly be plumbing, HVAC and electrical in the walls which will need to be moved. (As this can't be seen by the GC) it may be priced once demolition is done. I would have a contingency of around 10-15% for this.

As for flooring, vanities, sinks, faucets have these selected before the project starts in case they are in back order or low stock when you need them.

You could start this project anytime but February/March is always a good time as it will be ready for summer for you to enjoy and not during the Christmas break.

I'm not sure of the size of the House to give a timeline but it could be anywhere from 8-13 weeks..

Hope this helps

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