Presented by: Magee Build, Inc. Aaron Magee, General Contractor Magee Design, LLC Jed Magee, Designer/Contractor Archetype Design, Inc. Vishu Magee, Designer With Special Remodeling Section 2014-2015 Construction Costs Handbook for Taos “ We When Design our House ” Ourselves we Design Dear Homebuilder, AAlthough the Taos housing market is clearly in recovery, remodels and additions are accounting for an unusually large share of the building business. Right now the best value is found in buying an existing home and remodeling it to suit your needs – so this edition of the Handbook features a special section on remodeling costs and strategies. As in the 2012 edition, my two sons are co-presenting this Handbook. Jed Magee (Magee Design) has been designing and building wonderful homes for years. Aaron Magee (Magee Build) is a top-drawer contractor who has built many of my projects over the last eight years. All three of us on “Team Magee” are available either collaboratively or individually to help you with your project. Construction costs, on average, have not changed significantly in the last three or four years. Materials went down for a while after the housing bust, then crept back up as rising commodity and energy costs offset reduced demand. Labor has stayed about the same - and we all know that taxes, insurance and regulatory costs never go anywhere but up. (cont’d) Magee Design Nevertheless, there are bargains to be had. The Utility package (builder’s cost): $20,000 ranks of contractors have thinned, leaving the better 2,000 s.f. home @ $150/sf (builder’s cost):$300,000 builders delivering great results for competitive prices. Mortgage rates remain low. So for those who bought 150 s.f. attached portals @ sf (builder’s cost): $15,000 their piece of Taos long ago and still intend to build their 500 s.f. garage @ $90/sf (builder’s cost): $45,000 “dream house,” now is an excellent time to proceed. Subtotal: $380,000 As the culture becomes more green, it’s no surprise 15% Profit & Overhead: $57,000 that today’s projects are smaller and lean towards energy-efficiency, water conservation and health 8% Gross receipts tax: $34,960 concerns. Meanwhile, advances in low-voltage systems Grand total: $471,960 for telecommunications, home entertainment, security and energy use have risen higher on homeowners’ wish In the sections below, items marked with an asterisk lists. Many of these trends are addressed here in Section (*) are for materials only. All other figures include material 7: “Specialty Systems” and Section 10: “Greenbuilding and labor. Note that these are raw costs that may be and Renewable Energy.” subject to contractor’s profit-and-overhead and to New Mexico Gross Receipts Tax. The entire Handbook is available only on our three websites and will be updated periodically. I encourage you to visit the websites and to call on us for all your design and construction needs. –Vishu Magee Jed Magee Vishu Magee Aaron Magee This handbook is intended to provide quick, ballpark answers to typical questions posed by prospective homebuilders and remodelers. These numbers are for planning purposes only. The figures are necessarily approximate: in many cases you could deduct 10-20% for a budget job, or add much more for top-notch work. But we all have to start somewhere, and the data in these pages should be useful as you plan a construction or remodeling project As always, we recommend confirming all costs by thorough research or written bids. Be wary of builders who provide enticingly low per-square-foot quotes, only to layer on “hidden” costs at the end. Here is an example of how a turnkey quote for an entry-level custom home might look: Magee Family Home - Built in 1989 by all three Magees * indicates material only, uninstalled 2. site Development Contractor’s profit/overhead and gross receipts tax not included • Waterwell w. PVC casing $28-$34 p.f. • add for steel casing $5-7 p.f. 1. General Costs • typical pump/wire/control package: $5,000-$7,000 • Economy home: $100-$150 p.s.f. • 300’ waterwell complete: $15,000-$20,000 • Low-end custom home: $150-$175 p.s.f. • 750 conc. tank for well housing: $1,250 • Mid-range custom home: $175-$225 p.s.f. • 1,000 gal. septic system: $4,000-$6,000 • High-end custom home: $225 p.s.f. and up • 1,500 gal. septic system: $5,000-$7,500 • 2x6 garage, insulated, slab, stucco, sheetrock: • 3” sewer line with trench: $6.50-$8.00 p.l.f. $85-$120 p.s.f. • 4” sewer line with trench: $7.50-$9.00 p.l.f. • Typical portal w. slab floor: $85-$100 p.s.f. • 1” natural gas line with trench: $6.00 p.l.f. • Typical carport w. slab floor: $85-$100 p.s.f. • 1” LP gas line with trench: $6.00 p.l.f. • Typical kitchen: $300-$350 p.s.f. • 1” wirsbo water line with trench: $8.00 p.l.f. • Typical bath: $250-$300 p.s.f. • 1” Sch. 40 PVC w. trench: $7.50 p.l.f. • Typical LR or BR: $150-$1750 p.s.f. • Primary underground electric line*: $3.95 p.l.f. • Permits per $1,000: $2.50-$4.75 • Electrical transformer: varies • Workers Comp insurance: 15-20% of payroll • 100amp meter base with disconnect: • Contractor profit & overhead: typically 15% $800-$1,200 • Gross Receipts tax: town 8.1875% county 7.125% • 200amp meter base with disconnect: $1,200-$1,600 • Annual price increases: historically 5-7%, recently flatter • Secondary underground electric cable*: $3.50-$5.00 p.l.f. • 14’ wide roadway (graded, 6” base course): $14-$16 p.l.f. • 18’ x 12”culvert: $400-$500 Archetype Design / Magee Build Magee Design 6 7 • 4’ deep utility trench: $4.00-$7.00 p.l.f. • 2x4 partitions: $12-$14 p.l.f. • Backhoe/bobcat per hour: $80-$100 • 2x6 partitions: $14-$18 p.l.f. • Underground telephone line: $0-$2.00 p.l.f. • Drywall ½” taped/textured: $2.00-$2.50 p.s.f. • Windows*: 3. Unit Costs 3248 clad casement, lo-e: $400-$450 • 2’x 2’ footing trench: $3.50-$6.50 p.l.f. economy 3248 clad casement: $200 • 10”x 24” concrete footings: $14-$18 p.l.f. • Skylights: 22”x46” and 46”x46”*: $140/$180 • 8” CMU stem wall, three courses: $22-$25 p.l.f. • 2246 operable skylight*: $350 • Concrete slab including subgrade: • 2246 Velux roof window*: $775 $10-$15 p.s.f. • 10” Solatube skylight*: $325 • 1” insulation beneath slab: $1.00-$1.50 p.s.f. • 8” vigas*: $6.00 p.l.f. • 2” insulation beneath slab: $2.00-$3.00 p.s.f. • 10” vigas*: $6.50 p.l.f. • Complete typ. foundations through slab: $24-$28 • 12” vigas*: $7.50 p.l.f. p.s.f. • 6x8 roughcut beams*: $4.00 p.l.f. • Tinted concrete: add $1.00 p.s.f. • 8x8 roughcut beams*: $6.00 p.l.f. • Acid stained concrete: add $5.00-$8.00 p.s.f. • Ceilings p.s.f.: • 11-¼” joisted TJI subfloor w. ¾” ply: 10” viga/herringbone aspen latilla: $15-$18 $8.00-$10.00 p.s.f. 10” viga/coved plaster: $16-$20 • Wall systems: see #6 below 10” viga/herringbone roughcut: $12-$14 10” viga/herringbone T&G: $11-$14 deduct for 6x8 beams: $1.00 • Roof framing: 2x8 sys. with ⅝” CDX: $9-$11 p.s.f. • Engineered trusses*: $7-$9 p.l.f. • ⅝” CDX Roof Deck: $1.75-$2.00 p.s.f • Canale w. galvanized flashing*: $325 • Canale w. copper flashing*: $475 • Extended viga canopies, copper: $65-$85 Archetype Design Archetype Design / Magee Build 8 9 • 2” rigid polystyrene insulation (walls): • 2-coat stucco system w. wirecoat: $36-$40 p.s.y. $1.00-$1.20 p.s.f. • 3-coat conventional plaster system w. wirecoat : • 2x6 R-19 batt insulation: $.80-$1.00 p.s.f. $40-$45 p.s.y.. • 2x10 R-30 batts: $1.00-$1.25 p.s.f. • 3-coat elastomeric plaster system w. wirecoat: • 2x12 R-38 batts: $1.25-$1.50 p.s.f. $45-$50 p.s.y. add for reinforcing mesh: $ 1.50 p.s.y. • R-38 blown-in: $1.25-$1.50 p.s.f. • Super saltillo tile: $7-$9 p.s.f.* • 2” spray foam insulation (walls): $2.50-$3.00 p.s.f. • Labor p.s.f. for floor tile: $7-$9 • Typ. insulation package for 2,000 sf 2x6 home: • 2-¼” brick pavers on slab: $8.00-$10.00 p.s.f. $4,000-$6,000 • Flagstone on slab: $20-$24 p.s.f. and up • Brai roofing: $2.25-$3.50 p.s.f. • #2 red oak strip flooring with baseboard: • “Pro-Panel” metal roofing: $2.25-$2.75 p.s.f. $12-$15 p.s.f. • 5” foam roof system: $6.00-7.00 psf. • 26 ga. galv. corrugated roofing: $ 4.00-$7.00 p.s.f. • Interior chicken wire for plaster: $15-$18 per square yard (9s.f.) • 2-coat floated structolite plaster w. wirecoat: $36-$40 p.s.y. • 3-coat hardtroweled interior plaster w. wirecoat: $40-$55 p.s.y. • Tinted plaster add: $.50-$.85 p.s.f.* • 2-coats interior paint: $.90 - $1.10 p.s.f. • Stain/seal per 2,000sf house: $12,000-$15,000 • Seal/stain wood ceiling:$3.50 p.s.f. • Door finish, 3 coats: $165 • Wood window finish, 3 coats: $150 • Exterior stucco netting for plaster: $12-$15 p.s.y. Archetype Design / Magee Build Magee Design 10 11 • Base custom cabinets: $275-$375 p.l.f. • Pre-hung 2868 doors $250-$750 and up • Prep for countertop: $5-$9 p.l.f. exterior 3068 doors $500-$900 and up • Upper custom cabinets: $225-$275 p.l.f. • Door hardware $40-$150* and up exterior $350-$1,000 and up • Granite/marble slab countertop: $100-$175 p.s.f. • 7’x16’ garage door: $1,200-$2,000* • Sandstone slab countertop: $100-$150 p.s.f. • ½ h.p. door opener: $325* • Talavera tile countertop: $12-$16 p.s.f. • Corner fireplaces: $5,000-$7,500 • Tumbled marble countertop: $15-$20 p.s.f. • CMU core for stone fireplace $7,000-$12,000 • Maple countertop: $12-$15 p.s.f. • Stone fireplace finish: $10,000-$20,000 • Caesarstone countertop: $100-$120 p.s.f. • Woodstove: $2,000-$3,000* • Typical shower pan w. mudbed: $350-$500 • Woodstove chimney system: $300-$500* • Talavera tile surround: $10-$12 p.s.f. • Gas space heater: $2,000-$3,500* • Tumbled marble tile surround: $15-$20 p.s.f. • Stairs, oak: $275-$425 per riser • Prep surfaces for surround tile: $4-$6 p.s.f. • Anasazi stone veneer: $25-$40 p.s.f. • Typical labor charge for kitchen/bath tile: $10-$15 p.s.f. • Random stone veneer: $40-$65 p.s.f. • Tiled bath nicho: $200-$300 • Refrigerator: $750-$2,000* and up • Typ. bathroom fan: $400-$500 • Cooktop: $750-$1,500* and up • Cedar deck including posts and railing: • Double wall oven: $1,000-$2,000* and up $20-$25 p.s.f. • Slide-in range: $500-$1,200* and up • 8”x 8” glass block: $18-$20 p.s.f.* • Dishwasher: $300-$700* and up • Typ. shower door: $275-$350 • Frameless shower door: $800-$1,500 • Mirrors: $7-$8 p.s.f. • Closet systems: $15-$50 p.l.f. • Nichos each: $200 • Arches each: $300 Archetype Design / Magee Build Magee Design 12 13 • Microwave: $150-$300* and up • Boiler for typical 2,000sf house: • Clothes washer: $500-$1,200* and up $4,000-$6,000 • Clothes dryer: $500-$1,200* and up • 40 gal. hi-recovery hot water heater: $800-$1,000* • Hot tub: $3,000-$7,000* and up • 40 gal. “Sidekick” hot water storage tank: • Central vacuum systems: $2,500-$5,000 $1,300-$1,600* 4. plUmbinG & HeatinG • Swamp cooler: $2,000-$2,500 • 30 gal. pressure tank: $400-$550* • Air conditioning: $18-$22 p.s.f. • Water softener: $1,200-$3,000* • Recirc pump and piping for hot water: $600-$800 • Backwashing sediment filter: $500-800* • 120 BTU on-demand water heater: • Cartridge sediment filter: $100-$250* $1,000-$1,500* • Whole house activated carbon filter • Floor drain: $300-$400 $2,000-$3,000* • Rough-in per fixture: $750-$1,000 • Reverse osmosis system: $500-$1,500* • Installation per fixture: $350-$500 • Radiant heat 12” centers. tubing only: $2.00 p.s.f. • Ductwork per bathroom fan: $170-$210 • Radiant heat 6” centers, tubing only: $3.00 p.s.f. • Ductwork per range hood: $225-$325 • Hot water baseboard p.l.f: $12-$15 • Frost-free hose faucet: $100-$150 • Controls/valves per heating zone: $600-$700 • Frost-free standpipe faucet: $200-$300 • Typical cast iron bathtub: $600-$800* • Typical tub/shower valve: $175-$350* • Typical shower valve: $250-$500* • Typical lav faucet: $150-$250* • Typical toilet: $400-$600* • Typical 2-basin stainless kitchen sink: 250-$300 • Typical kitchen faucet with sprayer*: $250-$400 • Typical vitreous lavatory*: $125-$200 Archetype Design Archetype Design / Magee Build 14 15 Jed Magee Aaron Magee Designer/Contractor General Contractor www.jedmagee.com www.mageebuild.com 575.770.3002 575.741.0456 16 17 5. eleCtriCal WirinG • LED light engine installed: $325 - $400 • Low voltage transformer installed: $250-$325 • 100 Amp breaker panel: $600-$800 • Surfacemount light fixture installation • 200 Amp breaker panel: $800-$1,200 $65-$90* • Rough-in and dacora trim per switch or plug: • 18” closet fluorescent: $35* $80-$110 • Ceiling fixtures, basic: $20-$75* • Rough-in per light fixture or 110.v appliance: $80-$110 • Wall sconce, ceramic or copper: $50-$175* • 220v 50’ to oven or hot tub: $600-$800 • Monopoints: $40-$75* • 220v 50’ to dryer: $300-$400 • 8’ track: $60-$80 • Typical bathroom fan less ductwork: $90-$110 • Track light fixtures: $50-$150* • Typical bathroom fan/light/heater less • Lo-voltage track fixtures w. transformer: ductwork: $300-$450 $150-$250* • Floor devices–electrical or telephone: • Exterior floods: $40-$50* $250-$300 • Bathroom bar lights: $50-$150* • Central surge protection: $400-$600 • Bathroom valances, copper: $100-$250* • Rough-in per doorbell and chime: $250-$350 • Doorbell and chime: $40-$125* • Rough-in and trim per audio speaker: • Ceiling fan: $150-$300* $150-$200 6. Comparative Costs: • Rough-in and trim per telephone jack: $80-$100 Wall systems • Rough-in and trim per TV jack: $80-$100 (for 8’ high plaster-prepped wall from slab to and including bond beam: R-value adjusted to reflect actual performance) • Rough-in and trim per Cat-5 outlet: $95--$115 • 14” rastra $130-$135 p.l.f. (R=40) • Typical dimmer installed: $100-$135 • Typical recessed light installed: $100-$135 • 12” rastra $125-$130 p.l.f. (R=36) • Typical LV recessed light installed: • 10” rastra $120-$125 p.l.f. (R=32) $175-$250 • 14” adobe with 2” insulation $100-$110 p.l.f. (R=22) Magee Design Archetype Design 18 19