Basement finish man hours

[LarryFine]

And nobody asked about the floor plan. One big room, or a few rooms and a bath? So many variables.

 

[James L]

Yeah, sure…

 

[James L]

Hi James, would you mind sharing the spread sheet you have to these days / current material and labor costs price per line item? If it is easily shareable I would greatly appreciate it

Hi Olly
I don't use a spread sheet, just a pretty simple way to get an opening price that's "close enough"

I figure my subcontract rate is approx $90.00 per hour. As a general rule, my average remodeling "per opening" labor is about 40 minutes, or 2/3 hour. So I figure $60.00 per opening for labor.

Next is materials. On the image I posted previously, materials were a lot cheaper, really only about $10 for a standard outlet or switch - $1 box, $1.50 device and plate, $7.50 wire

Therefore, a standard opening was $70

All other openings are based on that, but adding for excess materials. Smoke detector adds $15, can light adds $25, and so on.

As it is now, my standard materials are right $20 mainly because of wire prices at 250% what they used to be.

I'm currently at $80 per opening, but considering going to $85 because now almost all material is 30% higher

Btw, I round up to the nearest $5 on almost every item.

 

[growler]

And nobody asked about the floor plan. One big room, or a few rooms and a bath? So many variables.

I agree there are a lot of variables. 1K sq ft doesn't tell you very much. Is this thing going to be a small apartment or a big game room?

9 can lights doesn't sound right so I would want to know total number and type of fixtures.

You really need to draw up a simple set of plans for something like this. If they have a bath in a basement that often means a sewage pump and I know this even if the owner doesn't.

Here when you do a basement they make you bring the smoke detectors for the whole house up to code (another thing that's good to know). Little things can eat up lots of time if you aren't prepared.

 

[James L]

Here when you do a basement they make you bring the smoke detectors for the whole house up to code (another thing that's good to know).

Some of the municipalities around here require smoke detectors up to code any time a permit is pulled by any trade for any reason.

New deck comes with new smoke detectors
Water heater changeout? New smokies

 

[olly]

Hi Olly
I don't use a spread sheet, just a pretty simple way to get an opening price that's "close enough"

I figure my subcontract rate is approx $90.00 per hour. As a general rule, my average remodeling "per opening" labor is about 40 minutes, or 2/3 hour. So I figure $60.00 per opening for labor.

Next is materials. On the image I posted previously, materials were a lot cheaper, really only about $10 for a standard outlet or switch - $1 box, $1.50 device and plate, $7.50 wire

Therefore, a standard opening was $70

All other openings are based on that, but adding for excess materials. Smoke detector adds $15, can light adds $25, and so on.

As it is now, my standard materials are right $20 mainly because of wire prices at 250% what they used to be.

I'm currently at $80 per opening, but considering going to $85 because now almost all material is 30% higher

Btw, I round up to the nearest $5 on almost every item.

James, thanks so much for the reply. This info really helps me out. Does this method cover all of the AFCI breakers too. I am using this method for a basement finish. Thanks!

 

[retirede]

Some of the municipalities around here require smoke detectors up to code any time a permit is pulled by any trade for any reason.

New deck comes with new smoke detectors
Water heater changeout? New smokies

Need a permit to replace a water heater? That seems excessive.

 

[James L]

James, thanks so much for the reply. This info really helps me out. Does this method cover all of the AFCI breakers too. I am using this method for a basement finish. Thanks!

No.
In fact, I just now remembered that I didn't include any new circuits on that job. Dang, I left money on the table.

But I remember that job, and it was all standard breakers.

As a general rule, I charge $100 for a standard 120v circuit, then add $65 for afci/gfci breaker.