Bathroom remodel


My old and only bathroom is about 8x8 squares. I planned to replace everything: bathtub, toilet, sink, cabinet, vanity, floor and ceramic tiles, and new sideboards, prep but no paint. All standard. There will be very little plumbing since everything will be in the same place as original.
What range is reasonable for this kind of work? Three contractors gave me very different estimates: $8000, $17000, and $12000. Anything I need to be concern of going with the lowest?
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packat wrote:

How do you expect anyone to answer that? How much do you want to spend on cabinetry? How much are the fixtures? Are you planning on using tile that costs $1 or $10 per square foot? Are you tiling just the 64 sq.ft. floor (less tub and vanity) or that plus all four walls - maybe 300 sq.ft. total?
And what is a "sideboard"? I know what it is in relation to a bed or wagon but what is it in a bathroom? ________________

Yeah. What do you get for that $8,000?
--

dadiOH
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I am sorry for being so vague. I am new at this. It is the first job I have ever done since I bought this house in 1998!!! :-) I thought there might be some pricing statistics somewhere since bathroom remodeling is a standard practice being performed on a regular basis. And my bathroom is very standard in both dimension and gadgets in it.
May be this information is available in some consumer report website? I will try that and if found something useful, will post back here.
Thanks, pax


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re: I thought there might be some pricing statistics.
As dadiOH sort of hinted at, any "pricing statistics" would be based on the materials used, the amount of labor involved and most certainly, the location.
re: And my bathroom is very standard in both dimension and gadgets in it
What may look like "standard" from where you're standing now may look very different once they open the walls and/or floor.
When I did my bathroom, I put all of the fixtures in the exact same place, but ended up have to replace all of the drains due to age and condition.
re: Three contractors gave me very different estimates: $8000, $17000, and $12000
I'm assuming that there are differences in what these contracts include, especially the $8K vs the $17K ones. Look into the details of each and that should help you understand what individual items, and the associated labor, cost in each. e.g. Why does one contract say $500 for the sink fixtures and the other one say $15.99? There must be a difference and you need to do your homework to find out what it is. After that, you'll be much more informed when talking to other contractors and you'll be able to make a more informed decision.
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packat wrote:

Before you can get estimates, you need to spec out what you want done. Browse on the internet and/or local stores...
1. Select the make, model number and color of every fixture you want to have.
2. Select make, type of construction, wood and finish for any cabinetry. Ditto any lavatory tops.
3. Select the tile - manufacturer, style number, size...all details. If you plan to use listellos (pricey) detail those too.
4. Decide upon what areas you want tiled with what tile. Measure each area and determine the square footage.
At that point you could draw up a form to present to people you are considering for the work. Something like... _______________________
BATHROOM REMODEL
Scope of work: a. Remove all old fixtures, install new. b. Tile approximately xxx square feet of floor and xxx square feet of wall. (1) all tile to be <detail it> (2) all grout to be <color> (3) <whatever else needs to be done>
Fixtures (detail each item you want including faucets)
Cabinetry (detail each item you want including the tops if separate) ___________________
The more precise you can be, the better off you are as contractors can bid and you know they are bidding apples to apples. What you want is for both you and the contractor to know *exactly* what is going to be done.
What I outlined above is still very rudimentary as there are various unanswered questions; for example, what's on the floor/walls now? Is the floor satisfactory for the tile installation or will you need a new subfloor and cement board. Are the walls good or will drywall have to be ripped out and replaced? Are new drains needed? What kind of surprises might there be (ask the contractors)?
If you get widely divergent prices, ask why. Are they including something you didn't spec? Do you need it?
I'd ask for two prices...one for work AND fixtures/cabinetry/tile, the other work only; i.e., you would supply the fixtures/cabinetry/maybe tile, they would install. Remodelers don't sell stuff cheap :)
Some advise...
If the period of construction is important to you - even if its not - assure that a completion time is specified in the contract. It is normal to have a penalty if they run over.
Don't let them work on your money. A reasonable amount up front is not awful but the contract should specify what is to be paid and when. The last payment should be sizeable and it should NOT be paid until *after* the work is completed and any deficiencies rectified.
Once they start, don't keep changing stuff. If you *do* change something, make sure it is memorialized in writing with the amount of additional cost or (less likely) credit.
Be nice to the contractor, his subs and their workmen. I'm not saying to bend over but be pleasant and fair...if someone hates your guts you aren't likely to get their best efforts.
--

dadiOH
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* I agree with dadiOH. You need to determine what fixtures, valves, tile, lighting, bath fan, mirror and cabinetry are going to be installed ahead of time. The best thing is to have all of these items on the job the day the contractors start. The job will move very quickly if you don't have to run out and pick out fixtures or tile after work has begun. It will mean a lot of running around to showrooms and trying to decide on features, styles, and colors. The alternative is to pay the $17,000 contractor and let him do all of that.
Get an insurance certificate from the contractors that you finally chose before work begins.
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On Wed, 2 Sep 2009 17:22:50 -0400, "John Grabowski"

Include in the statement of work a mention about removal of all the debris.
In my case two of us gutted a bathroom in about two hours or less and had it sitting on the curb for the trash crew.
Trash man: "Are you putting in a new bathroom?"
Me: "Nope, we just took one out!"
One of those here's your sign moments.
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"packat" wrote

The problem here is not really enough information but if replacing floor and wall tiles, the 8,000$ job means cheapest possible materials because the cost of the tub alone with an enclosure (not tile) is normally a 5,000$ or so job.

I'd avoid the lowest in this case. Ask to see the hardware and fixtures the 12,000$ fellow plans (actual sight, not glossy photos made to make it look 'better'). Also, ask waht amount they want upfront and what speed guarentees they have. This is after all, your ONLY bathroom right? Critical part here is you have at least a functional toilet *that you can get to* (no 'can't walk on the new floor for 24 hours so go pee in a bucket out in the backyard).
A sad fact is some unscrupulous folks will take advantage. Like, need 50% up front to buy the materials' (and you never see them again). Usually they bid *too low* to be real and the 8,000$ sounds too low to me. Way too low. Yes, I could remodel a bathroom for that with all you ask, but by me doing the work.
The work you spec out, is the sort where if you go to a big box store, price out the cost of parts for what you want, then multipy by I think 8 to add up to a rough estimate of the labor costs to install it. Take a simple bathtub. Nothing fancy, just a normal one. 400$. Multiply by 8 and it's 3200$ which is farily close to install costs. Add 2,000$ and you get the shower enclosure (not tile).
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I had my bath redone because of mold. Bath is about the same size as yours but vanity and cabinets are in another room. Just a Tub and toilet is all that is in the room. Used the same tub new toilet. Ceramic tile installed around the tub and on the floor, rest of the room drywall.$5000. I probably saved a grand by doing demolition work myself
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I think you're about to get fleeced.
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