Rough cost of completely renovating a house in GTA
3/24/2017 at 2:47:17 PM
Hi,
I am looking to completely renovate the interior of my 4000 sq ft house (its 2 storeys and about 20 years old). At this time, I am looking to get a rough estimate so that I can determine if its worth renovating. What I am trying to get is the per sq ft renovation cost -- I know it will vary depending on the finishes, but assuming mid-grade finishes, am I looking at $50 sq ft or another number for the whole renovation. Here are some of the details:
1. Main Floor -- looking to change the layout by removing two load bearing walls, change the location of the powder room, completely re-do the kitchen (cabinets, center-island, etc), hard wood floors throughout and porcelain tiles for kitchen and open areas.
2. Second Floor - completely re-do all 3 washrooms and add one washroom, redo floors in bedroom and common area.
3. Completely replace baseboards, moulding, trims throughout and painted (3 coats plus primer).
Any pointers will be helpful. Thanks for your input.
Regards,
Marc
3/24/2017 at 3:07:53 PM
Hi Marc,
It's always tough to give a rough price without seeing the layout. Once you start moving mechanical, plumbing and electrical is darts to get expensive for what you are talking about it can only estimate you would be looking at something between $250k-$325k.
The best way to keep costs down, is to work on a purchase allowance with the contractor you hire. Purchase allowance means you say have $30,000 for the kitchen $7.00 a sq/ft for tiles/hardwood.
Hope this helps.
Kind Regards
Scott Lawson
3/24/2017 at 3:09:18 PM
You're looking at 200k - 250k labor and material.
3/24/2017 at 3:54:23 PM
$50/sq ft is a good number to work with, But again depend details. Kitchen, fireplace, accent walls, stairs railing and pickets, floor, wainscoting, skylight and many more factors.
To change the bearing walls you also need the structural engineer consent and may be permit.
3/24/2017 at 6:41:39 PM
Hi Marc
Hope all is well, if you hire an experience contractor you can expect to spend anywhere between $50-$65 per foot to renovate your home with mid grade finishes. I see you have structural walls you wish to remove, this can easily increase your price well above the $65 per foot range depending on how you wish to open up your walls and if point loads need to be built below the opening. For instance if your new point load is landing somewhere in the basement where there is only a slab then you will have to build out a footing. If your basement is finished this will mean some demo and rebuilding down there as well. Additionally if you want to pocket your beam and there is electrical, plumbing or HVAC in the way that can significantly increase your costs. Your scope of work also stated you wish to move a powder room on the main floor, this may also require demo in the basement if it is finished.
You can save money by purchasing all your finishing material and having it delivered. If you source your own Architect and Engineer you can save there as well. If you do use your own designers I would suggest you have them work closely with your contractor so there is no discrepancies between designing and actually building your project.
Until Next Time
Take Care,
Evan McLaughlin
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