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-   -   Got a quote from a contractor to remove load bearing wall. Is this reasonable? (http://www.diychatroom.com/f39/got-quote-contractor-remove-load-bearing-wall-reasonable-85720/)

ikeakitchen 11-03-2010 08:12 PM

Got a quote from a contractor to remove load bearing wall. Is this reasonable?
 
Just bought a house and I'm putting in a new kitchen. I want to remove two walls and one of them is a load bearing. Here is the quote I received from the contractor. Is this a reasonable quote for these jobs? This is my first remodel so any advice is appreciated. Thanks!

$4999 :eek:
Material and labor to remove approximately 30 lineal feet of interior support walls and add new posts and headers. Finish with 1/2" drywall including screws, tape, compound, and textured finish. Paint and
prime not included but available at additional charge.

$600
Haul away of debris. Includes all construction debris and cabinet debris from the kitchen tearout.
**Does not include existing appliances but is available at additional cost**

$1247.50 ($4.99 per sqf at 250 sqf)
Labor only to remove existing tile and subfloor and install approximately 250 sq. ft. of new pre-finished bamboo flooring. Flooring material to be provided by customer. Please allow minimum 5 days time for
product to acclimatize inside the room in which it is to be installed.

Minimum charge $650.00 covers removal of first 10 cabinets. $65/per
cabinet after the first 10.
Demolition of standard kitchen.

vote4Pedro 11-03-2010 08:39 PM

people will ask for location.. for me i had a supporting post put in and it was almost 2k just for install and roughing a small wall (3ft). no dry wall work at all with haul for a carpet. this is in the DC/MD/VA area

daveb1 11-03-2010 08:58 PM

To determine a reasonable cost for your area you need a lot more quotes.Be sure the descriptions are as detailed as possible and include permits and inspections.Are they using a structural engineer?

ikeakitchen 11-03-2010 09:00 PM

I'm in Redmond, WA.

ikeakitchen 11-03-2010 09:02 PM

They are charging $1000 for permits and inspection. Since I have the original blue print for the house, the contractor said I didn't need to hire a structural engineer. Thanks!

Daniel Holzman 11-03-2010 10:10 PM

Interesting about not needing a structural engineer. In my jurisdiction, there is no way you would get a permit without showing the building inspector plans for the header to replace the bearing wall. And the plans would need to be stamped by an engineer or an architect. So either the rules are different in Redmond, or the contractor is an engineer or architect, or else he has one on his staff who will prepare and stamp the plans.

Bonzai 11-11-2010 12:26 AM

Quote:

Originally Posted by Daniel Holzman
Interesting about not needing a structural engineer. In my jurisdiction, there is no way you would get a permit without showing the building inspector plans for the header to replace the bearing wall. And the plans would need to be stamped by an engineer or an architect. So either the rules are different in Redmond, or the contractor is an engineer or architect, or else he has one on his staff who will prepare and stamp the plans.

Agree with this. Here in BC doesn't matter if I have the blue prints ... Need a structural eng / architect to plan what needs to happen from this point forward before a permit is issued.

Did the contractor advise what sort of header he will use and how many posts are needed as well as how they are constructed ? If not, don't be afraid to ask as the way he answers may show whether he really knows what he's doing or not. If there's a steal beam or any form of custom wooden beam involved then that will cost a lot more than if he's just slapping together some 2x10's ... Which will still work just fine assuming the right number of supports and taking in to consideration any weight load from above.

Basically a professional contractor will be open to questions.

Bonzai 11-11-2010 12:41 AM

In terms of the quote; 2x4's, drywall and drywall screws are not expensive ... The bigger ticket item is the header, depending on what is being used. $4999 to restructure one wall excluding permits or even disposing of debris seems a bit steep but then I am comparing to Vancouver area costs.
$65 to remove each cabinet translates to a pretty good hourly rate ... For the contractor ;-). If the kitchen is being totally gutted then it should only take a couple of guys half a day to rip out an average sized kitchen. Having said this who knows what his overheads are and what margin he is used to ;-)

tcleve4911 11-11-2010 07:25 AM

Quote:

Originally Posted by ikeakitchen (Post 528183)
$4999 :eek:
Material and labor to remove approximately 30 lineal feet of interior support walls and add new posts and headers.

Sounds like more than one wall and one header to me.:whistling2:

guest 11-11-2010 07:26 AM

I think way too high. Get another quote and put the extra into the kitchen.

jomama45 11-14-2010 08:07 AM

Quote:

Originally Posted by ikeakitchen (Post 528224)
They are charging $1000 for permits and inspection. Since I have the original blue print for the house, the contractor said I didn't need to hire a structural engineer. Thanks!

Sounds like the local government is going to make more on this job than the contractor. Go ask them why it costs so much...........

Quote:

Originally Posted by Daniel Holzman (Post 528257)
Interesting about not needing a structural engineer. In my jurisdiction, there is no way you would get a permit without showing the building inspector plans for the header to replace the bearing wall. And the plans would need to be stamped by an engineer or an architect. So either the rules are different in Redmond, or the contractor is an engineer or architect, or else he has one on his staff who will prepare and stamp the plans.

Very easy here, much of this is covered by tables in our code, and the balance can be done by an engineer at the local lumberyards, which is included in the cost of the building materials. No need/efficiency in bringing in one more party looking to get a few hundred dollars for an hours work IMO.

kwikfishron 11-14-2010 08:40 AM

How much were your other two quotes?

alecmcmahon 11-14-2010 12:11 PM

I cant comment on the new header price, but 65 dollars per cabient to remove them is absurd.

Little stuff like that is where you can save bucks, take em down your self, and bring them to your local dump.

rusty baker 11-14-2010 12:58 PM

Take the cabinets out and many times you can sell them for use in a rental or someone's shop.


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