Basement Finish

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Ken9876

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Doing an estimate for a basement, the homeowner has already wired and sheet rocked the walls, apparently got an inspection, I'll have to check. Scope of the work
-add 4 receptacles to correct wall spacing
-add 1 15amp circuit into subpanel in basement (GE)
-install 16 2*2 2lamp layins
-figured about 350' 14-2 romex
-install 2 gang cut in box
-install 2 Sp white switches
-install 2 gang Sw plate
-relocate smoke detector to new ceiling.
I used Mike Holts estimating book, and came up with about $2400, this job is in central NJ. Am I too high too low or pretty close.
 
Re: Basement Finish

Are you providing the 2x2 lights? They'll cost you close to $60 each, including lamps & sales tax. That's $960 right there, so I'm guessing you're not including the fixtures in your $2400. You might be a couple of hundred bucks higher than my price. But I'm still using the "crystal ball" method. Hard to say for sure without seeing it, but we're definately in the same range. FYI, I'm also in central Jersey.

John
 
Re: Basement Finish

4 OW REC.@ 120EACH =480
15AMP CIRCIUT =160
16 DROP INS,YOU GET=1800
2 GANG OW W/ 2 S1 SWITCHES2=240
RELOCATE SMOKE=90
,,,,,,2770.00
 
Re: Basement Finish

Originally posted by Ken9876:
Doing an estimate for a basement, the homeowner has already wired and sheet rocked the walls, apparently got an inspection, I'll have to check. .....this job is in central NJ. Am I too high too low or pretty close.
Click to expand...
Having to "check" leaves a HUGE margin of error - especially on the Bob Villa wanna-be's part.

You have no idea whats going on BEHIND those walls - is it a 2x4 or is it "hat channel"? Insulated or not?

How about the ceiling - sheetrock or suspended? Clearance to floor joists? Ductwork, pipes, other obstacles?

How accessible do you think that panel is - how accessible is it really?

The list goes on and on. You need to cover yourself as the HO is a bit "shady"...write the contract to state(basically):
- All work T&M at $xx.xx/manhour and a xx% markup on contractors list prices for material.


Don't forget to ADD inspection/permit fees - pricing should include the permit filing fees, time to fill out the permit, time to goto city hall and submit it, time to call inspector to schedule inspection and time to walk the job w/inspector.


But to answer your question:
Am I too high too low or pretty close.?
Click to expand...
I say : too low.

EDIT: to say ~ I'm in North Jersey.

[ February 22, 2006, 10:58 AM: Message edited by: celtic ]
 
Re: Basement Finish

I looked at what I figured it was $2600 not $2400. I did figure on suppling the 2*2 fixtures I got a quote of $54 with lamps there aren't any obstructions, the panel is in the basement and very accessible, not too much in the way. The ceiling is going to be 2*2 drop ceiling, no ductwork in the way. The only hang up is the work he did. Which I would have to contact the town on.
Thanks for the replies.
 
Re: Basement Finish

Originally posted by larryl:
4 OW REC.@ 120EACH =480
15AMP CIRCIUT =160
16 DROP INS,YOU GET=1800
2 GANG OW W/ 2 S1 SWITCHES2=240
RELOCATE SMOKE=90
,,,,,,2770.00
Click to expand...
Larry are you providing the fixtures in your estimate?
 
Re: Basement Finish

"-add 4 receptacles to correct wall spacing"
"-relocate smoke detector to new ceiling."

Well, that just about answeres your queation about him having inspection, if he had an inspection the inspector must of left his dog home that day.

I am still on the floor laughing, when you said Central Jersey, there was a guy calling around looking for a price to do just the work you describe, we quoted the job at $3700, that same day i was talking to another local EC, he got the same call, and told him around 4K, at your prices, we would be hard pressed to stay in business, good luck.
 
Re: Basement Finish

I would estimate around $1,300 including pulling a permit.

But having recently relocated from Central NJ, $2400 is a fair amount.

Jose
 
Re: Basement Finish

Ken, I wouldn't price the job until you find out if the homeowner got a building permit and an electrical permit in his name. He did most of the work and would have needed a wall cover inspection, and if he passed and the paper work was signed off then there is no problem. No worries over permits and inspections. Install the lights , switches and receptacles and invoice as a service call at a flat rate fee, get your money and leave anything additional you can bill at an hourly rate. If he didn't get the permits and inspections you could be in for some problems. Walk away and let someone else deal with it. Your price sounds fair if you can get in and get out in one day. The reason I would bill as a service call is that the warranty requirements in some states are 90 days service and one year new construction. Unless I get a real mark up on materials I don't like to give a long warranty.
 
Re: Basement Finish

The problem with charging T&M is, he said he was in New Jersey, and by law, he needs to have a contract price, for residential work, it's a consumer protection law.

That job will end up a few days work, if not more to make things right, it is old work, not an open job, with the material marked-up for taxes, and profit, i don't see how he can make the job, a profitable job, one thing i bet he never considered, is will the new smoke be compatable, he may end up having to change all the smokes out, and does he know if the existing smoke system is working? , and will he be able to fish the additional outlets, without problems, and how long did he allow for supporting these 16 fixtures? will the existing ceiling tiles junp out and back in, or will he have to remove any? there are 16 fixtures,will they be on the same circuit?

He said "I used Mike Holts estimating book" did he use figures for open new work, or adjust the time for old work?
 
Re: Basement Finish

Here's one additional problem, this development was built by hovanian, and built like crap, so the state stepped in and took over. Now he said the DCA inspected the work he did, this job is looking very unappealing.

Satcom I'm new too estimating, as NO ONE ever showed me how or what to do, so I do my best.
 
Re: Basement Finish

Ken,

There are some pretty good CEU courses offered for estimating, it might pay for you to take some of these, you will need them for your Lic. renewal anyway, this job just may be something to avoid, unless your doing this for a hobby, as you said, there have been problems there before.

[ February 24, 2006, 06:00 PM: Message edited by: satcom ]
 
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