Pricing remodel work

[sfav8r]

I'll try to be as specific as I can here. I'm sure there are lots of ways to approach this, so I'm interested in other ideas.

I just finished a remodel job that was approx 1,000 sq. ft. addition. They gutted the original kitchen, utilized the space in the existing garage and added a bit more.

The entire 1,000 ft area was open.

There were:

38 receptacles
28 4" line voltage cans
5 lighting outlets
17 switches
4 under cab lights (line voltage fluorescent)

Can lites and standard switches/receptacles were included in the price, but no other fixtures.

Would you consider this 92 openings? If so, at $45 an opening that's only $4,140. This is way too cheap in my opinion. Even at $60 it's only $5,520.

My bid was $7,800 and I was the low bidder (something I try to avoid). Due to some changes the job ended up being about $9,000 and took me a week to rough in.

The job went fine, the general and the HO were both great to work for and payments etc. were all fine. But I am curious what I'm missing with this "per opening" thing people talk about.

If there is a specific number of openings on one circuit that's one thing, but if they are on 8 different circuits, that obviously changes things.

I have seen some reference to the effect of $45/opening plus "X" number of dollars for each circuit. This makes more sense to me, but some panels are 20' away and some are 80' away. Doesn't seem like the cost should be the same.

The way I estimate it is pretty basic. I walk the job, get a feel for how organized things are and what the conditions will be, then I estimate the amount of time it will take based on my experience. I take some rough measurements (ie: distance to the panel) then add materials and markup. Not rocket science, I know.

I'm just curious how other guys (people ;-)) would approach this and what numbers they would come up with with "per opening" method.

Also, something I run into a lot is openings in plaster where there is tear-out. For example, someone wants to add two outlets in a master bedroom. I need to cut two holes for the openings, cut a hole at the fire block big enough to drill through it, drill through the top plate then fish the wires.

I always feel like I might as well use a dart board when I'm trying to estimate these jobs. How do you guys handle these types of bids?

As always, thanks for your input. I always consider this forum my Masters Degree program!

 

[mdshunk]

Re: Pricing remodel work

I still say that there's no substitute for a complete takeoff. Sometime I figure out what that is "per opening" or "per square foot", just for personal information. I find that my "per square foot" price seems to average about the same, but my "per opening" price seems to fluctuate too much for me to ever try bidding that way.

This sounds like it was a kitchen remodel anyhow. You can take any "per opening" or "per square foot" price you thought you knew and throw it out the window on a kitchen remodel. Do a takeoff on kitchens, and your bottom line will thank you.

[ September 14, 2005, 06:40 PM: Message edited by: mdshunk ]

 

[BigSal57]

Re: Pricing remodel work

My price would have been 5800 but you also did not say if you had run any new power circuits or if you installed any GFI receptacles which would impact the price upwards greatly.

 

[cselectric]

Re: Pricing remodel work

Actually, I'd count it as 60 general openings, 4 under cabinet lights (which cost more) and 28 recessed lights (also an additional charge.) Per opening works only if you remember to mark up your premium items. A basic opening is a recept, single pole switch or very basic (read keyless) light fixture. Everything else costs more, how much depends on what it is. A three way switch is an extra couple of bucks, hanging a chandelier in a 20' foyer costs like sin.