Estimation 101

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jason32

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Gentlemen,
I am about to go look at a second story remodel consisting of 2 bedrooms and a half bath. Is there a general number I can use to quote a price? I don't have many details yet, just wondering if it is safer in existing construction to use a per sq. ft price or per opening. I have asked a feww fellows I know and generally the answer I got was $30 per opening.
Should I adjust this for potential headaches associated with getting the needed circuits upstairs? Also, the would be customer says "another guy" already pulled the home runs. In my experience I have always found that this "other guy" is the homeowner. ;)
 
Re: Estimation 101

On old work I always double my prices, so it would be 60 a opening. On new work I usualy use 30-35 per opening. The double covers all the fishing, trouble shooting etc.
 
Re: Estimation 101

I just got back from the house.
It is two bedrooms and a full bath/laundry room. Previous electrician only pulled 3 15A and 2 20A circuits. Seems like it would make more sense to install a subpanel, especially since two of the five home runs are short anyhow.
The floor isn't completely gutted, though he says I can make whatever holes necessary. If I go the $60 per opening route, we're talking $2500. I plan on making him buy the lighting fixtures. Does this sound fair?
 
Re: Estimation 101

I have understood the term to mean a box (e.g., 2x4 or 4x4) into which you install a switch, a receptacle, a fan, an overhead light, or similar device. By counter-example, a junction box would not count as an ?opening.? Is that right? :confused:
 
Re: Estimation 101

I did a remodel of a brick house and changed it to an office. The engineer spicified no NM. I had to pull all the old wire out that I could and refish MC to all the openings. I bid it at $130 per opening. I did OK but would bid a little next time. Also try if you haven't already greelee fish stix. They saved me a ton of time. These type of jobs are tricky to bid and be very specific on the bid sheet and have plenty of work orders ready. Good luck.
 
Re: Estimation 101

Price wise I don't know. What I do know is whenever "The other guy" is no longer around, usually it is because the customer is a jerk.
 
Re: Estimation 101

Every switch, outlet, smoke detector, light box, etc, would be an opening. A two gang box would be two openings.

If you were trying to account for the added cost of something like a recessed can, it would count as two openings or just a separate higher priced opening.

I'd call a junction box a draw. It's probably there to save you the trouble of fishing to somewhere else, ey? Folks generally don't ask for a junction box, they put up with a junction box. :D

Jason, if you can chop where needed, you might come down off that $60 mark. That's sliding out of old work into new work, IMO.
 
Re: Estimation 101

I tested the waters with the $60 figure, homeboy didn't seem too keen. He eliminated the washer/dryer hookup and asked if I could go lower, but frankly I don't need the work, I was just trying to keep friendly because this was a referal. I told him I'd see if I could save some money on supplies I would pass on the savings. I feel like anything lower than $1800($45 per opening) would be unreasonable, but that is of course why I'm asking for more experienced opinions. Thanks for the help, you fellas are the best.
 
Re: Estimation 101

keep in mind you might also have to add AFCI to those bedrooms. Which you would want to look at the panel to see if they make a AFCI for it. or you would have to go with a sub panel.
 
Re: Estimation 101

yeah,
it is a GE panel, and I already have 20A AFCI breakers on hand. I was tossing around the idea of a
subpanel anyhow. Maybe all for naught, because after asking around, $2500 seems very fair. One trusted advisor just finished a similar job, with the addition of a new service for $6500, and felt his bid was almost grand shy of ideal.
 
Re: Estimation 101

Because all areas are different in pricing, for per opening pricing what is the average time figured per opening. And is pipe more than romex? In my area I am thinking of charging $55 per opening, and that is in pipe. Cans or smokes more. How about home runs, do you count those separate? On a new house that they want the service bid separate from the house, are the breaker included in the service or per opening?
 
Re: Estimation 101

$60 per opening includes everything but the lighting fixtures themselves. Includes labor, materials, expected hassles, etc.
 
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