A bargain for sure and I would be worried with that quote that certain things are not addressed. A laminated beam ? What size ? Why not in the other space where the post now has to go.IMO get a good designer, who has a good contractor working with them and a structural engineer to make sure it all comes together.That price is IMO ridiculously low

Sounds very low

I understand doesn't include any finishes, woodwork, flooring..in short just laying the basis for a new layout, right?

still low. it's plumbing, electrical in these walls,one needs structural engineer..like, tons of work.

The engineer who looked at it thinks there is already a beam running across the ceiling that is covered by the arches and fireplace. Once they cut into the drywall of the arches they will know for sure. If they have to add a beam there then it would be an additional cost and would be approximately 22 feet running from wall to wall.

He said the other wall depends on which direction the ceiling joists are running. He feels it might be load bearing and thus they are planning on adding a column for support. There is plumbing and electrical in the walls, and the new placement of those will be an additional cost.

But yes, they're basically clearing the space, demoing, and removing old tile to prep for the new work.

ah okay thanks..the picture is much more clear. If they/you allow for all of that and know there might be an additional cost, and everybody's clear on that-seems fair

Really low.

Well its mostly demo until you get to the beams so your bid sounds about right. I'd do some destructive investigation to get a better idea of what that will involve and cost. Those long beams can get expensive fast and sometimes you will need an engineer and have to enlarge the footings too.

It's impossible to say without really firsthand knowledge of the conditions, etc. Based on my gut reaction, though, it sounds like a reasonable price, if not low. As others have said, research credentials, references, etc, to ensure you are engaging with the right team.

Less than half of what it ought to be. Where’s the Permit cost? Where are copies of his license and insurance? Who is responsible for the structural calculations? Is there a 3rd party Structural Engineer providing a consult here? Who is doing the design work? What kinds of specifications for the design have been documented?

The change orders will bring it back up past the doubles price.

What about the fireplace? I would say that the number is a bit low. Prices vary regionally, couldn't do it here for that price I don't think.

I think this quote covers everything going exactly to plan with no surprises. If there is no load bearing beam already in place then I think you are going to be very surprised at the final cost. If it were me, I would be asking for a 'worst case scenario quote' before work started.

That's red flag cheap.

That would be my red flag for. They either know or they don’t this is not the time for guessing if it is load bearing since the whole thing depends on removing the wall get someone to tell you for sure. IMO there are ways to avoid a post and I would pay extra for that.

I need to take a picture of the space. The post would definitely interfere with the flow of the kitchen, but we've had three different contractors say that's what we need to have.

Maybe them "cutting into the drywall" is as simple as them drilling a hole, I'm not sure. But I'm starting to wonder if I am having to ask too many questions and if this is information they should be providing unsolicited.

$1.98 contractors give $1.98 quality work.

That's the thing - the pictures of their work look good, and a real estate agent told me they do a lot of work for his clients and he hasn't gotten any complaints. If we weren't doing a wall removal I wouldn't be the least bit nervous.

How old is the house? Might they run into asbestos?

No, it was built in 2001.

If the engineer "thinks there might be a beam" and "feels a wall might be load bearing," ask what it would cost for them to be sure before you do anything.

Identifying the existing conditions is important homework before undertaking any remodeling project. The more you know about what's behind the drywall, the better the scope and cost can be determined up front. Poking one or more holes in the drywall as Joseph Corlett advised will eliminate "guessing" about a beam and the likelihood of an unpleasant change order during your project.

Yes, TALK to others he has done work for this is great advice please do not ignore. Make sure the contract is very detailed including who pays for cost of removing and dumping materials. If I read correctly there might be stone or brick from the fireplace this is very costly to have dumped compared to other materials in some areas. Contract imo should clearly state dates for work and payments. Know your steps such as do not pay until you have lien wavers from all work and supply places. As to if the price is low, high or spot on depends on where you are the accessibility of the job site, size of space etc. I would want a line item contract to better understand true cost. If you paid the structural engineer he needs to know, not guess about a beam. No crying in baseball no guessing if you are an engineer!

You are not dealing with the contractor that you need to be dealing with. The estimated costs are much too low, and the lack of a knowledge base to begin to form the correct approach here are alarming.

I think you should end the relationship and find someone new.

I would say that is low. I would ask for all insurances of anyone doing the work as well as architectural plans and make sure all permits are being pulled. I do not see how they could do this job using an engineer, licensed and insured plumber, electrician and he himself having all proper licenses and insurance.

You really have to read through to understand the scope. The OP understands that any column or beam, plumbing and electrical will be an additional expense. His quote is for mostly demo and drywall.

No reputable contractor would quote a job like that. He's asking someone to commit to destroying their space with no guarantee that the costs will be affordable for rebuilding it properly. He's got you over a barrel for change order costs.

I do partial demolitions, usually on things that obviously have to be rebuilt. It’s the information business really. All the bidders can see what the circumstances are beforehand.

Joseph - what is your ballpark for a similar demo?

This house is a newer property and I would start this project by collecting all the information I could find on the house. Start at the local authority and ask for all records about the property and the neighborhood, if it is part of a planned development. You may need to file for a freedom of information act request but since you own it, that might not be required. Find the names from the various permits and do some investigating. That house is less than 20 years old so you might even be able to drag up some blueprints. Maybe you will find the original builder who might be able to tell you all sorts of interesting details for a small consultation fee. No guarantees, but certainly worth some effort.

Check with the recorder of deeds and research the ownership. Who owned it for how long and what else did they buy and sell? Ask the neighbors what they know about the house and the work that has been done. Ask everyone you talk to because you never know what information will pop up. You cant rely on casual informants, but it can help you connect lots of small dots into a network of information and suggest future investigations

If you are committed to doing the work anyway, cut some holes in the drywall and start looking at the inside of those walls. Temorarily patching drywall is a lot cheaper than repeat visits from an architect or structural engineer.

I''d do an investigative demolition for a thousand dollars. That would tell everyone nearly everything they needed to know.

As others have said, this sounds low. Investigative demo would be your best bet to get the "full picture."

It is advisable to get drawings done; the contractor then forms his contract based upon those drawings.

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