Home Construction Help

[StirCrazy]

Originally Posted by sphelps

These are the windows that need to be removed. On a side note if anyone is familiar with fire code I'd love some advice on how I could fight this and keep the windows. The problem is the side yard is 5cm too narrow so it doesn't meet fire code, in order to get a variance from the county we will have to remove the windows to prevent a fire from spreading to the next house as easily. I understand this issue but what I don't get is the house has a fire sprinkler system just as you would find in Condo buildings. Now condos and townhomes can be connected because they have these systems so why would 5cm make a difference in my case.

what happens if you don't get the varance?

Condows are different rules.. they need a 1hr fire rating between them and no openings, so a double layer of 5/8 drywall gives you the 5 hour fire rating. the problem with windows is that when they get hot they can blow out and the flames can leap that way.

Steve

[The Codfather]

Originally Posted by toxic111

Ball park you are looking at anywhere from $2500-$5000 depending on if there is any mechanical or electrical to move, and what the final finished need to be.

Realistically, I think if you are contracting out all this work, you can add a 0 after those numbers. Just my opinion, but material alone is going to be more than $5000 to finish that size of basement. I see a rough in for a bathroom, trust me unless you are doing the work yourself, it's a bit more than a few grand. Just my 2 cents.
Bob

[Frankly Canadian]

I got agree with Codfather, thats a pretty pricey endeavorer your embarking on. I would rethink your plans and co-ordinated them with the design of the house.

[reefwars]

Originally Posted by The Codfather

Realistically, I think if you are contracting out all this work, you can add a 0 after those numbers. Just my opinion, but material alone is going to be more than $5000 to finish that size of basement. I see a rough in for a bathroom, trust me unless you are doing the work yourself, it's a bit more than a few grand. Just my 2 cents.
Bob

Would have to agree wth bob materials are going to be over 5000, drywall is around 12$ a sheet and your looking at around 100 sheets possibly more if your doing a full basement. Also you'll have to take in account other things like mud, framing, flooring, and finish work like trim and bathroom things like toilets showers ect.

Honestly you could get it drywalled for about $600
bathroom plumbing will probably be close to 1000$
flooring will be close to $1000 depending on what you use
paint and plaster will run you about 1500$
to replace a window would be close to $200
installing doors will be around $300
installing trim and baseboard would average around $500


I'm sure hrs alot mor I'm just on my phone and don't wan to type alot more plus all of this is just labour materials would cost more than this.

Your best bet is to call around and get free quotes and then make a budget, oversee the trades yourself and pay someone to check their work . I am renovating a full house right now from new framing and windows, drywall/ insulation , painting plastering plus everything in between .... After 3 weeks I'm up o 10000 in labour alone plus about 15000 in materials so is def always more than you think when doing full basements and houses.

Get some quotes from cntractors or trades and post them here with some info like sq/ft and materials your going to use and I could let you know if it's a good price

I am a general contractor in Edmonton doing new and old homes, I've seen basemnts that cost over 50000 and ones that were done on a tight rope budget , I've been contracting for 13yrs and I guarantee it will run closer to 15000 for a basic basement with materials and cheap labour

Hope the helps and the prices above are just estimates not actual quotes

[spawn]

Like I said ALL IN average Sq.Ft. Price's $25-40 Per Sq.Ft. $25000-40000 for about 1000 Sq.Ft. 16 years Experience. & Busy.

[toxic111]

Originally Posted by The Codfather

Realistically, I think if you are contracting out all this work, you can add a 0 after those numbers. Just my opinion, but material alone is going to be more than $5000 to finish that size of basement. I see a rough in for a bathroom, trust me unless you are doing the work yourself, it's a bit more than a few grand. Just my 2 cents.
Bob

My numbers were based on what the OP had asked for, which was not to finish a basement. For a finished basement I use anywhere from $60 to $125/ft2 budget.

I usually know my budget pricing pretty close, since I am in the industry.

Now for the fire code, that is different. I don't have my code book here, but if I remember correctly if you are closer than 1.2m to a property line you can not have any unprotected openings on a house (windows & doors)

There might be something you can do to keep the windows. Find out if they (the county or rm) would accept a sprinkler protected window. Which would mean having a sprinkler head installed right above the window. We use them in fire rated assemblies to have large openings of glass. There is usually a head on each side of the opening, but in this case it only needs to be protected from one side.

My questions is on the age of the home, usually if it is an existing home a varience would be granted no problem & be grandfathered.

Just for a FYI on me, 15+ years in residential & commercial design & 10+ years in construction.

And with a full basement finish, easliy $10,000 to do, I have about $8k in my basement & I have 2 bedrooms to paint & install floooring yet, plus a bathroom to completly finish.

[spawn]

Cheers to Reefwars, & I think if the rates for Lloydminster are correct & from what I here they're not far off, & somewhat Toxic. I might consider moving there. However I've been in Cowtown since before the boom, through it, and successfully after, & without crazy price fluctuations. The market correction was the best thing that could have happened for honest quality contractor's & trades, to help weed out gougers. I'm happy to stay here, work here, provide people & customers with fair pricing. For materials only, I'm @ $22 Sq.Ft. with a sauna, 2 head shower +2 body sprays, 10mm glass door,tile, a rec room with media, + 1 bedroom. I would put my labor @ $25.FYI.

[The Codfather]

Originally Posted by toxic111

My numbers were based on what the OP had asked for, which was not to finish a basement. For a finished basement I use anywhere from $60 to $125/ft2 budget.

I usually know my budget pricing pretty close, since I am in the industry.

Just for a FYI on me, 15+ years in residential & commercial design & 10+ years in construction.

And with a full basement finish, easliy $10,000 to do, I have about $8k in my basement & I have 2 bedrooms to paint & install floooring yet, plus a bathroom to completly finish.

True enough, and I totally agree with your numbers(I am not trying to start anything or say you are wrong) if the homeowner is doing the work. However, if you take into account the wages to pay the tradesmen to come in and do the work, I can say you could quite easily double your cost. This is of course if you are hiring certified ticketed tradesmen.

[StirCrazy]

Originally Posted by sphelps

.

Unfinished basement
Remove two bedroom size windows
Fill in area
Stucco outside area where filled in
Install new window on other side of basement (hopefully use one of the removed windows)
Building permit required

Thanks

first I would see if this is something that the builder shopuld be responcible for fixing, if not then check with your lawyer about your title insurance and so on.

what is to close the actualy house or the window well because it is atached to the house. if it is the window well then remove it and cut 5cm off each end reinstall about 3 hours work no cost.

if it is the house then title insurance should cover it as the survay doesnt jive with the actual layout. My guestimate would be 2500 to 5K if you hire it out. looking at it I would be tempted to remove the windows and fill it up myself with cinderblocks and morter. as for putting the new window in... how is alberta with home owners permits? I get permits and do my own work which still has to be inspected, I just read up on what I have to do and do it right the first time. I have yet to fail an inspection out of 5 permits. (two electrical, 2 plumbing and one structural)

now of course you have to decide if you are capable of doing the work and or if you want to or even have the time. for instance, I will do small mud repairs of drywall but I will hire out mudding of a room as the cost is worth the lack of mess and fustration to me

a good idea would be to get a few contractors in.. ask them how they are going to fill the holes, ask if they have to install a lintel in the new window hole they cut. you shouldn't need a permit to remove and fill in the two windows there but ya you should need one for a new window but ask them and see what they say. find out what they would charge just to install a window. if you knwo anyone who does this kind of work find out whats involved, go to the mike holmes forum and ask about it in the basement forum (that forum is a welth of info, and a lot of strait up contractors and people in the know would problably give you more info that you could hope to get here. they all push hiring a pro, but thats cuz half them on there are contractors of some sort, but they have helped me with some stuff I had a hard time finding any info on.

I don't know where everyone is getting there ideas of finnishing the basement but I don't see that in your question. if you do want to completly finnish the basement then some people are dreaming of how cheap they think it can be done. I have a 1000sq^ft basment that I am renovating and I am over 35K with only 1/2 of it done. I have finnished a bedroom and a family room with a wet bar so far. I still have the bathroom, laundry room and back entry to do yet so I am looking at another 10 to 15K and thats with me doing all the work myself. you can double what I have spent and have yet to spend by getting some one else to do it.

a basic 1000 sq ft basment finnish with one bathroom should be in the range of 25 to 35K, if you have champain tastes then your looking upwards of 50K

Steve

[reefwars]

Originally Posted by StirCrazy

first I would see if this is something that the builder shopuld be responcible for fixing, if not then check with your lawyer about your title insurance and so on.

what is to close the actualy house or the window well because it is atached to the house. if it is the window well then remove it and cut 5cm off each end reinstall about 3 hours work no cost.

if it is the house then title insurance should cover it as the survay doesnt jive with the actual layout. My guestimate would be 2500 to 5K if you hire it out. looking at it I would be tempted to remove the windows and fill it up myself with cinderblocks and morter. as for putting the new window in... how is alberta with home owners permits? I get permits and do my own work which still has to be inspected, I just read up on what I have to do and do it right the first time. I have yet to fail an inspection out of 5 permits. (two electrical, 2 plumbing and one structural)

now of course you have to decide if you are capable of doing the work and or if you want to or even have the time. for instance, I will do small mud repairs of drywall but I will hire out mudding of a room as the cost is worth the lack of mess and fustration to me

a good idea would be to get a few contractors in.. ask them how they are going to fill the holes, ask if they have to install a lintel in the new window hole they cut. you shouldn't need a permit to remove and fill in the two windows there but ya you should need one for a new window but ask them and see what they say. find out what they would charge just to install a window. if you knwo anyone who does this kind of work find out whats involved, go to the mike holmes forum and ask about it in the basement forum (that forum is a welth of info, and a lot of strait up contractors and people in the know would problably give you more info that you could hope to get here. they all push hiring a pro, but thats cuz half them on there are contractors of some sort, but they have helped me with some stuff I had a hard time finding any info on.

I don't know where everyone is getting there ideas of finnishing the basement but I don't see that in your question. if you do want to completly finnish the basement then some people are dreaming of how cheap they think it can be done. I have a 1000sq^ft basment that I am renovating and I am over 35K with only 1/2 of it done. I have finnished a bedroom and a family room with a wet bar so far. I still have the bathroom, laundry room and back entry to do yet so I am looking at another 10 to 15K and thats with me doing all the work myself. you can double what I have spent and have yet to spend by getting some one else to do it.

a basic 1000 sq ft basment finnish with one bathroom should be in the range of 25 to 35K, if you have champain tastes then your looking upwards of 50K

Steve

not sure if covering the window is an option unless you plan to leave the basement as is, if you plan to have a bedroom im pretty sure you need to have an out in case of fire outside the bedroom door.

they wouldnt take the measurement from the window well they would take it from the structure.

most have said between 25000-50000

and its assumed its going to be a finished basement as he wants bedrooms and such.

doing the work yourself is not a good idea unless you have 10hrs a day to do so or dont mind reno's happening for 5 mths, hire the work out.... alot of times unless your qualified to do so it will and it will take you three times as long. i can mud a wall i guarantee alot faster than someone whos being very careful and arent familiar with the products, i go in i know right what to do i know the fastest way of doing it and i make sure it gets done so as i make money and the job is done fast with a happy customer.

you wouldnt belive how many half started jobs i go in to do, just last week i went in to a failed insulation inspection on a house, this guy had hired some labor at $15/hr and after a couple days they finished the job.....it didnt pass inspection for about 50 reasons and so iu got called in to repair..... now normally i can insulate a small house by lunch time with a few of my guys but it took the better part of a day to re-do their work and get it up to par....passed inspection no prob

later the guy says to me i didnt think there was much to it really so i just hired some fellas who done it before.....

my point is alot of the work isnt brain surgery or difficult sometimes it takes a strong back but more so it takes knowlege and experience and knowing what inspectors and customers are expecting.like spawn i too am glad the market stabilized as alot of those high bidders and inexperienced people have been weeded out and there were alot of them over the past years....these same people dropped their prices drastically in an effort to find work when it hit and alot of them couldnt keep up with the demand of finding contracts and moved on i have never been jobless or unemployed for over 10yrs and i have some great employees who count on me for their financial life and regular work schedule. basically like anything you get what you pay for , you could hire out a couple young fellas for 15$/hr and watch over them and when they mess up you can say no worries we will get it fixed or you can hire the work out to people who have workers and take all the responsibility.

your house is very nice and an investment for years to come ...its your home so why take the risk for saving a few bucks or possibly paying more in the long run.........

not a big mike holmes fan but he does say one thing i like......"do it right the first time " its the cheapest way and youll end up[ with professional quality work



************edit********* would seem the poster doesnt mention finishing a basement only removing the windows and replacing the one on the other side of the basement and then stucco the filled in opening to match. sorry