Where Do These Cost Estimates Come From?

[Michigan CG]

Recently Mike Kennedy posted this: http://appraisersforum.com/showthread.php?t=192306

I find these surveys to be laughable. Recently we remodeled one bathroom keeping only the base cabinet and refinishing it. Otherwise we tore out everything. The survey says the cost of remodeling an upscale bathroom is ~$50,000 with a return on investment of ~$30,000. The bathroom they show is a master suite bathroom and looking at the sketch I would estimate it to be ~12' x 15' with small walk-in closet.

http://www.remodeling.hw.net/2013/costvsvalue/article/bathroomremodelupscale.aspx

I was going to post a survey but can't because I have multiple questions.

I have attached a PDF showing the bathroom before and after remodeling and have described it in the PDF. This bathroom is not a master suite but my wife and I have a master suite superior to the one in the sketch on the survey website and we are completely remodeling it and the pictures are on the attached PDF. The bathroom total space is 220 square feet with the walk-in closet being 10' x 5' and the separate toilet room being 3' x 6'. There is a 10' long counter with double vanity, a two-person "whirlpool" tub, a 4' walk-in shower and a linen closet. Below is a list of what we are going to do to the room:

-Tear out all existing flooring and replace with 9" x 12" ceramic tile.
-The flooring will be heated.
-The current wood baseboards will be replaced with ceramic bull-nose trim.
-The walk-in closet will have Rubbermaid closet organizers on both sides of the closet so my wife can maybe not take my side of the closet.
-The existing 4' shower will be extended to 5' by reducing the depth of the linen closet.
-All new plumbing in the shower.
-A bench will be built in the shower; the wife wants to be able to sit while shaving her legs.
-The shower was fiberglass but will be all ceramic tile including the floor.
-Mostly new lighting.
-New toilet.
-New mirrors.
-New 10' Quartz counter top with two sinks.
-The existing cabinet is good quality and will be restained.
-The 4 entry doors are all good as is the hardware (new a couple years ago).
-The whirlpool tub stays but gets all new trim and covering.
-We MIGHT add a wall fireplace above the tub. It would be a hardwired electric fireplace.

So for fun here are the questions:

1. How much did I spend on the first bathroom?
2. How much return on my investment did I get in terms of dollars and percentage.
3. How much will I spend on the master bath?
4. How much return will I get on my investment in terms of dollars and percentage of $$$ spent?

(I can't upload file, I am not bright enough. I will get someone to do it.)

 

[Mike Garrett RAA]

A bath remodel in a typical 4pc IN MY MARKET runs about $4,500.

 

[Mountain Man]

Home Depot price to walk in and have their "consultant" work with you... $18,995. Actual cost to sub it out yourself, $6-8,000.

 

[Michigan CG]

With some help I got it to attach.

 

[Terrel L. Shields]

A bath remodel in a typical 4pc IN MY MARKET runs about $4,500.

REbath will gouge you about $22,000... one of my kin paid that and I had to bite my tongue to avoid the word idiot...

 

[JSmith43]

Hey Mich, what's the plan for the subfloor?

I assume you are going to lay down electric heating mats & tile over it.

It will cause some inconvenience with door trim, etc, which will all have to be trimmed to fit, but I highly recommend marine or at least exterior grade plywood at least 1/2" screwed to joists with deck screws or some other rust resistant screws, with a layer of durarock or equivalent thin set & screwed down over it. That or better, for a base.

I went a bit overboard on one of my baths and used 2 layers of 1/2" durarock over plywood. That was 20 years ago & the 2" tiles haven't a hint of movement. Original grout, sealed once. Bullet proof. Seasonal changes in the surrounding wood were effectively isolated.

Maybe you are doing this or better. I'd be curious about the membrane used.
I sure hope you post more pictures as it goes.

 

[Michigan CG]

We have to level the floor first and then membrane and durarock. The electric mats then thin set and then the tile. We thought about the trim and are replacing all floor trim with a ceramic trim.

I am not going to reveal the cost of the first bathroom until I get some more guesses. Contractors, or should I say sales people hate trying to pitch me with home remodel projects. The college painter company called me and pitched painting our house once. I followed them around as they guesstimated the length of trim 25 feet in the air. Clueless on how to measure. And then the price was astronomical. I pulled out my Marshall and Swift remodel guide and they were double that. The M and S guide did not make them happy.

I got the rebath pitch once and about fell out of my chair. I told the guy to cut the price by 70% and I would think about it. Then there is the window company on TV that come to your house and tries to sell $1,000 double hungs. I can't believe they are still in business. Guess most people have never looked at windows at Lowe's.

 

[J Grant]

I am just guestimating...$3000 + minus on kid's bath, 8-10k on master bath and closet?

Imo, a well planned kitchen or bath remodel comensurate with quality of house and well done in materials appropriate for price range can recoup close ot 100% on resale (till it becomes dated and depreciated)

A 50k remodel of a bath would be appropriate on a high end home and not be extravagent.

 

[Tim The Enchanter]

J Grants guesstimates sound reasonable. $20,000 puts a lot of your gold in someone elses pockets for no good reason.

Our whole kitchen was about $20,000, including $4,000 worth of appliances and about $9k of solid wood cabinets and granite, about 18 linear feet. It was completely gutted.

I did act as my own general contractor, and did some smaller things myself. Like painting the ceiling, staining the window frame to match the cabinets, and installing faucets, piping, appliances.

Every general contractor we talked to started at $30,000 or more, not including appliances.

I don't even think about how much that change might be worth in the market. We plan to stay a long time, it's much better, we like it.

 

[Jan Roseberry]

Look at acrylic instead of fiberglass.

Not estimating, not geographically competent in Michigan.