Residential gut, remodel estimate/price.

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Mr.Sparkle

Mr.Sparkle

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Jersey Shore
Hey guys I got a call for an estimate today to rewire an entire 1300 sq foot existing ranch which "supposedly" is gutted already to the studs, I am pretty sure I will be removing the existing wiring but am not positive yet as it is sight unseen at the moment.

This is where I am looking for some advice, seeing that this is not a brand new home would you adjust your per opening price even though I was told from the homeowner it is/will be completely gutted to the studs? Any tips on pricing wire demo of a 1300 sq ft home? I have never had to price such a job "yet".

Here is the pre-kicker, this was a word of mouth phone call from a childhood friend of a builder that keeps me pretty busy, the builder gave him my number & put in a good word for me but he has nothing to do with this job, the home owner is GC'ing the entire project himself. He has also made me aware that he has drawings for what he would like in each room, as well as what I will need to put in to be code compliant. (he sounds like has knowledge, I don't think he is a TLC/HGTV weekend warrior house flipper)

And now....the kicker, he admitted to me that he already had another electrician give him a price and he thought it was too high (I don't know the price), and he also stated to me that he wants to "keep the service at 100 amps but just put a bigger box in" because I guess the other EC told him that if he upgrades the service he has to move the panel further from the gas meter yada yada yada and he is probably trying to shave a bunch off the estimate by not upgrading/moving the service.

Anyhow I meet him tonight and will see this job in person, what would you guys charge for an estimate like this? Would you tell him you only charge for the estimate if he doesn't give you the job? Any advice on a job like this would be greatly appreciated, I am a relatively new one man show with occasional help from my brother and never had to price a gut/remodel job like this.

Will report on the actual site later, thanks!

Jesse
 
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sounds like you may have to talk to the AHJ regarding the service. if you're completely rewiring it, that's a new install, and therefore current codes would apply.

seems like the price should be done as a completely new install as well.

as for the tear out of the existing interior, plan an entire day for that.

you really won't know anything until you go look at the job.
 
dont fall for the mind game trick of being told about the "other" electrician that was to high,this is just to get you thinking lowball.Make sure that you are not dealing with seasoned oak it is almost impossible to nail new boxes.
 
You may want to do a load calc. on 1300 sq ft w/ 2 sac, 1 laund., 1 refg.,hwh and 2.5 ton a/c unit it works out to 103amp demand. You may not have a choice but to upgrade service. When they say the house is gutted you may still have to deal with insulation in attic and crawl space.
 
ceb58 said:
You may want to do a load calc. on 1300 sq ft w/ 2 sac, 1 laund., 1 refg.,hwh and 2.5 ton a/c unit it works out to 103amp demand. You may not have a choice but to upgrade service. When they say the house is gutted you may still have to deal with insulation in attic and crawl space.
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I was told that the only appliance that will be electric will be the A/C, heading out now to examine....
 
Mr.Sparkle said:
I was told that the only appliance that will be electric will be the A/C, heading out now to examine....
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What a gas operated refg.?, no D/W. Gas W/H? I would be carefull of "I was told" If the WH is gas the demand would drop to 84amps keeping every thing else I posted earler. And assuming a 2.5 ton a/c unit but we know nothing about the heating gas or elect. Let us know what you find out
 
Rewire said:
dont fall for the mind game trick of being told about the "other" electrician that was to high,this is just to get you thinking lowball.Make sure that you are not dealing with seasoned oak it is almost impossible to nail new boxes.
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I've experienced that once before, but I was able to get most of the boxes to nail-up and this was suppossedly a 200 year old home!! :)
 
Ok, so it turns out this house is actually completely gutted, no rock, no insulation, no nails....nothing and completely swept clean, can you believe it? Full unfinished basement also. All I have to do now is a load calc, dishwasher ;) and 2.5 ton A/C seem to be the only electric appliances.
 
nyerinfl said:
An architect isn't making drawings for this?
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Why, unlike commerical most interior work bar major structural, or the like, does not require an architect.

Now if you change and add to the footprint then your Local AHJ rules will kick-in

Why did they gut the inside of the house anywas ... ? Storm damage ?
They didn't like mini-stucco on everything? :rolleyes:
 
Honestly, I have no idea why he gutted it that much, I did not see it beforehand but he said it was a mess, for what it's worth he isn't flipping it so maybe he just wanted to make it "his" house, I dunno. Hey ceb, what #va did you use for the load of a 2.5 ton A/C, 1440va per ton? I have no exact compressor specs but was told it will be 2.5 or maybe 3 tons. The only thing that is changing structurally is the back screened in porch will now become part of the existing house (new mudroom), but not much of a change anyhow because it falls under the existing roof line.
 
I would never in a million years make it seem at all like I thought it was unnecessary to completely gut a house. I get so sick and tired of working around one stupid piece of sheetrock in the middle of the ceiling and a few walls here and a fe wthere that after the job is done they will tear off and need you to come back and redo the boxes because they broke them demoing the wall and also "while you're here could you just rehang those can lights". The ones that are remodel cans in that one dumb chunk that they had to keep. Seeing a completely demoed remodel kinda brings a tear to my eyes nowadays. FWIW I like old plaster walls better (the higher quality plaster if that makes sense) and would try to save them in my own house but no way would I try to patch into it.
 
Mr.Sparkle said:
Honestly, I have no idea why he gutted it that much, I did not see it beforehand but he said it was a mess, for what it's worth he isn't flipping it so maybe he just wanted to make it "his" house, I dunno.
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You're not complaining, are you???

If I had the option, I'd go for a complete gutting, too. There's a lot to be said for completely insulating an older house when it comes to future HVAC costs.

I've done several, and it's a real treat compared to fishing old construction and plaster. You have a new house to wire. Price it that way and enjoy it.
 
Ohh. no no no not complaining at all, I was impressed! I was just responding to a question, cadpoint asked if I knew why he gutted the whole house. I actually could not believe how gutted it was, there is nothing left, no nails to get stuck on....not even sheet rock dust! If I get the job I don't even have to remove old wires!
 
Mr.Sparkle said:
Hey ceb, what #va did you use for the load of a 2.5 ton A/C, 1440va per ton? I have no exact compressor specs but was told it will be 2.5 or maybe 3 tons.
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By the program I use 2.5 ton ac would be 4400va. 3 ton works out to 4700va. IF there is no elect. heating load, which you have not indicated.
For what you have described the gen. load, 2 sac, 1 laund. cir, 1 gas w/h,1 gas range, 1 elect.dryer, 1refg and a 3 ton a/c the load would only be 67 amps. By using rule of thumb for a 1300 sqft house the a/c may only need to be a 2 ton unit. Other factors may come into play, location, construction type, ect.. I have been told by experienced HVAC people that 800 sq ft per ton is a rule of thumb to use for guesstimating the size.
 
LarryFine said:
You're not complaining, are you???

If I had the option, I'd go for a complete gutting, too. There's a lot to be said for completely insulating an older house when it comes to future HVAC costs.

I've done several, and it's a real treat compared to fishing old construction and plaster. You have a new house to wire. Price it that way and enjoy it.
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Absolutely!! New construction price, a very good explanation as to why it makes sense to up-grade the service:smile: Absolutely enjoy that job, a true rarity.
 
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