wkl_duff
Member
- Location
- West Virginia
What is the cost difference wiring a new residence, as opposed to an existing older residence? I have heard 2 to 3 times cost for remodel. The work is to be done while owner is occupying the house.
New vs. Remodel
- Thread starter wkl_duff
- Start date
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al hildenbrand
Senior Member
- Location
- Minnesota
- Occupation
- Electrical Contractor, Electrical Consultant, Electrical Engineer
Re: New vs. Remodel
Remodel can be a real wild card. Even 2 to 3 X new cost can be woefully low.
Later today I'll finish adding a wall sconce to a stairwell and separating an outlet from an existing switched light (so the outlet will be on all the time). This is in a 1908 two story ballon framed single family that has been extensively insulated and tightened up.
New construction, i.e., open framing, I could have done this in an hour.
By the time I get that attic insulation relaid and raked out, and the tarps and ladders back into the van, this job will be tipping 10 hours.
10 X for this one. . .and I've had worse than this.
Remodel can be a real wild card. Even 2 to 3 X new cost can be woefully low.
Later today I'll finish adding a wall sconce to a stairwell and separating an outlet from an existing switched light (so the outlet will be on all the time). This is in a 1908 two story ballon framed single family that has been extensively insulated and tightened up.
New construction, i.e., open framing, I could have done this in an hour.
By the time I get that attic insulation relaid and raked out, and the tarps and ladders back into the van, this job will be tipping 10 hours.
10 X for this one. . .and I've had worse than this.
G
Guest
Guest
Re: New vs. Remodel
Add on to that the time it takes to scope out the job; figure out a quote; negotiate the contract; procure any special materials; pull a permit; idle time waiting for inspections; present the bill; put the tarps back in your shop; post the check; take the check to the bank...yada...yada...yada...
Now, you're up to 15-hours!
Throw in another five hours and three more trips if you have to patch your fish holes; prime; finish paint.
Add on to that the time it takes to scope out the job; figure out a quote; negotiate the contract; procure any special materials; pull a permit; idle time waiting for inspections; present the bill; put the tarps back in your shop; post the check; take the check to the bank...yada...yada...yada...
Now, you're up to 15-hours!
Throw in another five hours and three more trips if you have to patch your fish holes; prime; finish paint.
jimwalker
Senior Member
- Location
- TAMPA FLORIDA
Re: New vs. Remodel
I have done many rewires of 1920's homes.Best and safeist for you and owner is T and M.But if they need a locked down price then figure 4 to 10 times normal cost in labor.Or a number that seems to work out is 1 journeyman and 1 helper 1 hour for each opening.If customer living there go with the 10 times normal.Suggest to them to leave for a week, as they will save money and be happyer.
I have done many rewires of 1920's homes.Best and safeist for you and owner is T and M.But if they need a locked down price then figure 4 to 10 times normal cost in labor.Or a number that seems to work out is 1 journeyman and 1 helper 1 hour for each opening.If customer living there go with the 10 times normal.Suggest to them to leave for a week, as they will save money and be happyer.
wkl_duff
Member
- Location
- West Virginia
Re: New vs. Remodel
Thanks for the information guys.
Thanks for the information guys.
Re: New vs. Remodel
We are in New Jersey and have a good number of 1920's homes. the info from the above posts, is on target, Just finished a rewire T&M it came to $21,000 our guestimate was 22,000 so we came in close, no slack time it was a push to get it done, and the owner did all the patch work.
Remember, with old work you are doing demo work, before the wiring, we track each job with T&M Reports, this allows us to track each task with actual time required and material used.
[ May 23, 2004, 10:42 PM: Message edited by: satcom ]
We are in New Jersey and have a good number of 1920's homes. the info from the above posts, is on target, Just finished a rewire T&M it came to $21,000 our guestimate was 22,000 so we came in close, no slack time it was a push to get it done, and the owner did all the patch work.
Remember, with old work you are doing demo work, before the wiring, we track each job with T&M Reports, this allows us to track each task with actual time required and material used.
[ May 23, 2004, 10:42 PM: Message edited by: satcom ]
Re: New vs. Remodel
I just looked over a job in Northeast Pa. It was a double (side by side) rental that was condemed. I met with the city inspector to make sure what he wanted. It ended up to be a total re-wire up to code with new service and subfeeds. At first I told the owner ballpark $8,000.00. He was happy that someone (electrician) looked at it. After meeting with the inspector, other items had to be included, so I added 1000.00 totalling $9,000.00. After telling him this, he asked, "How much in material do you think it will cost, and how many hours will it take?" Here comes trouble!!! Then he asked to get the written proposal fast so he could submit it to the bank. Well 1 week later he thanked me, but told me he now has a lower bid for $6,000.00 I'll be curious to see the work performed!! I wish I could get $20,000 for a 1920's home!!
I just looked over a job in Northeast Pa. It was a double (side by side) rental that was condemed. I met with the city inspector to make sure what he wanted. It ended up to be a total re-wire up to code with new service and subfeeds. At first I told the owner ballpark $8,000.00. He was happy that someone (electrician) looked at it. After meeting with the inspector, other items had to be included, so I added 1000.00 totalling $9,000.00. After telling him this, he asked, "How much in material do you think it will cost, and how many hours will it take?" Here comes trouble!!! Then he asked to get the written proposal fast so he could submit it to the bank. Well 1 week later he thanked me, but told me he now has a lower bid for $6,000.00 I'll be curious to see the work performed!! I wish I could get $20,000 for a 1920's home!!
wkl_duff
Member
- Location
- West Virginia
Re: New vs. Remodel
What was the area of the building being wired?
What was the area of the building being wired?
Re: New vs. Remodel
about 700 sq feet; 3 bedrooms each side; both with washer dryer on 1'st floor; additional work to the re-wire was furnace line for each side; hard wired smokes for each side; recepts on the front and rear porch for each side. Like the inspector said "Everything to code!"
about 700 sq feet; 3 bedrooms each side; both with washer dryer on 1'st floor; additional work to the re-wire was furnace line for each side; hard wired smokes for each side; recepts on the front and rear porch for each side. Like the inspector said "Everything to code!"
Re: New vs. Remodel
My first job as a contrctor was a 4 unit condemned apt building built in the 1920's. I rewired the whole thing just to code. Each unit was about 700 sq ft and the kitchen and baths were gutted. I replaced the panels but left the orginal meter bank. The owner wanted to save money so I put short pieces of wire mold into the basement and surfaced mounted everthing. I did reuse the old switch leg up to the light in each of the bedrooms. I fished in the smokes but it wasnt too bad cause I mounted pipe in the closets to make less fishing. The total price was 10,000$
Like I said this was 1st and I have learned a lot since then but I sure didnt make much after deducted all my over head. I mean I maybe made 1000$ for 200 hours of work. But that was before I sought the wisdom of people on this forum.
My first job as a contrctor was a 4 unit condemned apt building built in the 1920's. I rewired the whole thing just to code. Each unit was about 700 sq ft and the kitchen and baths were gutted. I replaced the panels but left the orginal meter bank. The owner wanted to save money so I put short pieces of wire mold into the basement and surfaced mounted everthing. I did reuse the old switch leg up to the light in each of the bedrooms. I fished in the smokes but it wasnt too bad cause I mounted pipe in the closets to make less fishing. The total price was 10,000$
Like I said this was 1st and I have learned a lot since then but I sure didnt make much after deducted all my over head. I mean I maybe made 1000$ for 200 hours of work. But that was before I sought the wisdom of people on this forum.
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