Time it would take for main floor gut reno
10/30/2017 at 8:55:04 AM
I'm trying to get an idea of whether a certain timeline would be possible?
I may have an opportunity in the next year to buy a nice but dated 2-story early 1970's home with the hope of completely upgrading it in stages. I would love to get the main area work done before moving in and while staying in my current house.
If I were able to bring a contractor 4-6 months or so before closing to outline the work, would it be possible to do a big reno in 3 months time? Given the wide variability of work a "big reno" could entail I'll list my example:
1400 sq foot main floor gut.
- Gut a kitchen and replace with custom cabinetry (have confirmed timelines with cabinet companies and time they need for cabinet production)
- Likely take down 1-2 walls to open up Kitchen to Living Room (may or may not be structural or require a post be left behind)
- Hardwood for the entire main floor.
- Update a half bath (new vanity/fixtures/paint trim)
- Some built in cabinets in the living room (likely from the same custom guys)
- Some form of a mudroom creation. (this would vary on space, from just adding cabinetry in the garage, vs creating an room indoors)
- Replacing one large front window.
- Assume average electrical and plumbing with minimal movement of fixtures. (Potential for a new electrical panel, very outside chance to moving plumbing to create mainfloor laundry)
- Things like trim, paint other finishes etc.
+/- A smaller master bath redo (based on budget)
I would be looking at doing about 125-150k of work.
Is it crazy to think that scope of work could be done in 3 months time if there was an adequate window before closing on the home to design/order materials/set up sub-contractors/apply for permits?
I whole-heartedly appreciate the vast amount of variables in your work and am aware that opening one wall and revealing a major structural issue could completely change any advice that would be based on averages.
I'm just trying to get an idea, if I should even considering trying to reno a house while living in my current home, when I limited in my ability to carry two homes to a maximum of 3 maybe 4 months?
Thanks kindly for your help.
10/30/2017 at 9:12:00 AM
Hello my name is Nick Yuricek from N.V. Group Inc. With proper planning and a couple of pre visits your project could easily be completed in under 3 months. Our company just finished a similar renovation in 2 months and 1 week. Of course this is said without seeing the home but if there are no major problems with the home a project of that scope can easily be completed in under 3 months.
Thanks,
Nick Yuricek
Co - Owner @ N.V. Group Inc.
10/30/2017 at 9:35:03 AM
Hi El,
You can't apply for building permits until you have possession of the property. Most cities/municipalities will turn around permits in 5-7 days unless more information Is needed by them.
You could do what you are talking about within that timeline, however not knowing what is behind those walls I would give yourself an extra month.
Cheers Scott.
10/30/2017 at 10:20:56 AM
Hi. This is Jim from JII FINE HOMES.
All you like to do, it is possible in your time line. As a contractor point of view with proper man power and proved management skill,
But we have to know, if city is involved for permit. Then we will have city inspection as well. And no one really knows what we might find and what other obstacles we will face.
10/30/2017 at 1:02:16 PM
Thank you for the quick replies. So it appears the timeline is not out of the realm of possibility, but as always, unexpected surprises can always appear.
Thanks again, as I get closer to this project, I'll keep in mind the helpful professionals on this forum.
10/30/2017 at 3:11:35 PM
This kind of job could be done in 2 months based on there is no issues from the city in case it gets involved
10/30/2017 at 6:14:47 PM
I would love to do a project like this for you but it would not be possible in that time frame what so ever, your looking at approx: 14 to 18 weeks to complete total project and if it were completed and rushed you would for sure run into big problems in the middle of your reno project.
10/31/2017 at 12:30:56 PM
Tom Eliott with Trusted Trades.
Definetely possible, all pending man power.
Aligning sub-trades sequentially and having a general contractor team capable of picking up the slack (if any) between trades.
Many here made perfect points about the city and inspector timelines, this can definetely affect a project. My experience with Guelph building department has been nothing short of prompt and helpful.
I think the biggest issue with a project of this size is the changes. Whether they come from the homeowners change of heart or an issue within the walls. It takes time to adapt and form a new plan that the contractor and homeowner can agree to. A positive relationship is key.
The more planning involved the better execution of tasks on site.
Best of Luck.
Regards,
Tom
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