I'm looking at using either Systems Estimating(accurate to +/- 15%) or Unit Price Estimating (accurate to +/-10%. how do i find out the published cost estimating guide for the area i live in? were do i go to find out the labor rate standards for the sub contractors in my area? thanks

buddha: Everyone has a different idea of what a "big lawn" is. The only way to know is to actually see some houses (friends' homes; open houses for homes for sale; real estate ads if they give you square footage of lot and house). I think we have a big lawn, front and back. Our lot is 30,000 square feet, minus 3000 square feet taken up by our ranch house (4184 after you count the garage and screen porch). So, what's left for lawn is 25,816 sq.ft. We're in the suburbs of Atlanta, GA--population 4 million. This is an old subdivision developed around 1970. It was the only way to get what we consider a large lawn. Also, consider the terrain(how much of the lot is actually usable for lawn?) You'll want to know the lot setbacks, so you can determine where on the lot you can build. And what minimum size house your jurisdiction requires you to build. Also, what is the maximum lot coverage you're allowed to build (if there is a max.)? Here, we can only cover 30% of our lot with structures (house, garage, garden shed, etc.) A lot to consider, but people will help you. You'll need specific local information after you get some basic ideas here of what to look out for. My first stop was the local Zoning Office at City Hall and the city's website where they have all the local laws. Then I talked to the chief of Building Inspections to make sure there was nothing illegal about what I planned to do and that I knew all the rules. Lots more legwork and learning. After that, I was ready to hire an architect and builder. We're tearing down the existing house and filling in the old swimming pool. All debris has to be removed. It's VERY IMPORTANT that you find out your state and any local laws concerning asbestos removal. In GA before you can do any remodeling or demolition you have to remove it and dispose of it in a specific way. Which means the entire house must be tested by a certified asbestos inspector. Cost us $1200. for the inspection. They found a very small amount of it in the duct tape on HVAC ductwork; removal by a certified asbestos abatement contractor(ours will be the inspector we used) will cost $2700. A state hazardous materials inspector must be present during the abatement, which is done prior to demolition. The existing house is about 3000 sq. ft. Demolition estimate: $15,000. (Asbestos removal is a separate cost). Good luck with your project!

There is another factor that no one has touched upon. I am a Plumber and I have spent many years earning a reputation amongst the local builders and plumbing inspectors as being a stickler for detail, to the point that often an inspector comes on the job site and when he or she sees me standing there they barely go through the motions of an inspection, relying upon the fact that they know my work. In return, I can command top money amongst the builders and I am still in high demand because they know that I will get the job done on time, in budget and have no follow-up problems. Along comes Mr & Mrs gotlotz acting in the stead of a competent GC and they immediately begin giving me attitude. NO problem. The first thing out of their mouth is that they will not settle for the quality of work we do on tract homes. Fine with me, never let it be said that I cheated you out of your bragging rights, I just add an additional 10 or 15% aggravation fee for putting up with the attitude. The quality of the work speaks for itself.

My best guess would be about $25,000 total as picutred. The pool, installed, would run about $5,000 and decking another $20,000. That is a nice deck and appears to be made from composit materials. If you went pressure treated, costs would be less but requires significant maintenance. Good luck on your decision.