The Budget for Andi's Renovation

Renovation Diary

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Name: Andi Forker 
Type of Project: Kitchen Renovation -- full gut remodel 
Location: San Francisco, California 
Type of building: 1890's Victorian condo

The Renovation Diaries are a new collaboration with our community in which we feature your step by step renovation progress and provide monetary support towards getting it done in style.
For all you who have been following Andi's San Francisco kitchen renovation, it's time to get down to the nitty gritty -- the budget. 

From Andi:
San Francisco is not a cheap city for many things, labor included. Our kitchen renovation will have a mix of professional tradesmen and DIY brute force to keep costs down. All of the DIY projects will happen on nights and weekends because we both have full time jobs, like many DIYers.

Dean and I plan to do the following jobs ourselves: 
•Demolition
•Rough framing, including knocking a hole in the laundry room wall for a new door, then framing it with a header
•Drywall hanging
•Basic structural work (with detailed directions from our structural engineer)
•Restoration of a vintage buffet
•Construction of an open shelving system to sit atop vintage buffet
•Painting
•Trim installation
•Cabinet assembly and installation
•Tiling
The kitchen is our third major renovation project in our apartment (we renovated this bathroom and added a half bath last year). Copious reading of Yelp, recommendations from friends, and trial-and-error led us to a team of sub-contractors who are top-notch. They are:

W.B. Clausen Structural Engineers--When removing walls in old buildings in earthquake country, the advice of a structural engineer is critical. We work with Burch and Patrick at this firm.
Pauric Electric - Electrical work for this project is complicated; we need to make sure the power load on our main and sub panels remains safe and the work gets the City of San Francisco's stamp of approval. Blake and his team are reliable, fast, and they do a good job.
Nigel Mulgrew Plumbing - Nigel and his team are excellent builders, honest and fair on pricing.
Atlantic Stucco & Plaster - We have tried to do our own drywall finishing in the past with C+ grade results. I consider Jimmy O'Laughlin to be more of an artist than a plasterer--his work is flawless.
Bay Floor Crafters -Nam is new to the team, but I hear he is a masterful refinisher of old wood floors and his Yelp reviews are impeccable.
Heating Solutions -Evan is the friendliest ducting contractor in the Bay Area, super professional and responsive. He fixed our furnace once and we are happy to have him back to re-route our return air duct for this renovation.
Mio Metals--This outfit in Petaluma specializes in zinc counter tops, among other metal custom fabrications. We have hired them to create a zinc top for our island. 

Budget Specifics:

LABOR:

    Plumbing contracting - $2,100
    Electrical - $2,100
    Plasterer- $2,500
    Floor Refinishers - $700
    Structural Engineer - $600
    Ducting contractor - $300
    Sub Total: $8,300

DESIGN AND PERMITTING:

    Building Permit: $850
    Electrical Permit: $600
    Plumbing Permit: $600
    Parking Permit for dumpster: $120
    Sub Total: $2,170

APPLIANCES:

    Blue Star 30" range: $3,606
    Samsung refrigerator: $1,197
    Whirlpool dishwasher: $699
    Cavaliere Range hood: $434
    Sub Total: $5,936

FIXTURES:

    Kohler Sink: $412
    IKEA faucet: $159
    Lighting: $1,600
    Sub Total: $2,171

CABINETS AND COUNTERTOPS:

    Ikea cabinets: $2,900
    Countertops: $4,000
    Cabinet Hardware: $300
    Sub Total: $7,200

PAINT:

    Paint: $350

FINISHES:

    37 square feet of tile @ $25/sf: $925
    Wood trim: $100
    Sub Total: $1,025

OTHER BUILDING MATERIALS:

    Lumber, Home Depot and Lowes: $500
    Dumpster rental, delivery & pick up: $425
    Truck rental & extra garbage disposal: $150
    Sub Total: $1,075

DECOR:

    Bar stools: $200
    Architectural salvage buffet: $210
    Other: $150
    Sub Total: $560

Total Budget:

    $28,800
According to a Houzz.com 2012 survey, the average kitchen remodel in the U.S. cost $27,000. In San Francisco the average kitchen remodel cost $43,600. Though our budget is well below that figure, we cannot help but feel that project is Armageddon for our bank accounts, even with all of our DIY efforts.

Check out the full series (so far) and be sure to join us next week for #3 of Andi's Diary.

(Images and diary text: Andi Forker)

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