We went over for #1. We removed what we thought was going to be ONLY a load bearing wall and instead found out that it was holding the roof up. A structural engineer, few headers and more labor later, we proceeded with our project.

Our rough carpenter who also usually is a GC (I was the GC for our project, though) said that he advises clients to plan for up to 20% over what you budget. Probably not what you wanted to hear...

"We went over for #1. We removed what we thought was going to be ONLY a load bearing wall and instead found out that it was holding the roof up"

Only a load bearing wall? am i missing something here. The term "Load Bearing" means it is not just a partition but rather it supports a load above it,,,where is the surprise here?

Numbers 2 and 3 here! Being totally new to the remodeling game, we bought in to the bid given us. When we started the remodel and saw the many different options out there, we chose to go with the highest quality we could afford. Our GC did not!!!!

Until we opened the wall, we had no idea of the exact configuration as this wall had originally been an exterior wall of the house. You're not missing something but the construction of this particular wall was weird in how it was incorporated into the roof, where the original eaves of the house had been before an addition had been added, and what had been done with rafter tails.

I was being a bit of a smart alec, too. I know what a load bearing wall is. Our structural engineer even said that he hadn't seen this construction before either.

2) not spec-ing everything out from the beginning, and 3) homeowners changing their minds after the start. It seems like we should be able to control #2 and #3.

Well, #2 is somewhat a function of #1. Sometimes the "surprises" require replacement of parts so there is discussion of techniques and materials. Many people treat it as a good opportunity to upgrade since most of the labor component already is present. #3 is also controllable to some extent unless, say, you had to special-order cabinets or a certain plumbing fixture and it won't be there when the contractor needs it. Sometimes accommodating your second choice calls for additional work on the contractor's part (nevermind the additional cost of the second choice, which brings us back to #2). "On budget" is a magical phrase indeed.

#3, a.k.a. "Well, while we're at it..."

For us it was #3 during the whole-house remodel - our partners decided not to flip the house but hold on to it, so I said my DH & I would move into it instead. This necessitated some drafting changes to accommodate our wishes. Plus, it just went on too long, due to our partner getting himself overextended on too many remodels at once. That costs everybody $$$, and it cost us enough to bankrupt us back in 1991.

For our second, smaller round of remodeling to update the kitchens and baths in 2003, it was #1. Once you break into the walls, even walls we had gutted in 1990, the unexpected just happens. As it turned out, my husband's insistence that we replace an aging acrylic soaking tub with surround ended up to be a fortunate decision. The shower pipe had started to leak behind the surround where the damage was invisible, and the joists supporting the house were wet! We let it all dry and there was no dry rot damage, but it was a very, very good thing we were able to catch it in time. Our relief made us probably spend more than we should have on a custom neo-angle shower to replace the bathtub, though!

I doubt that anyone ever comes in UNDER budget! Oh boy, wouldn't that be a wonderful surprise!

We thought we were going to be under budget and then 1) happened.

We did not go over budget by much at all. We made a small change and went over on some finishes but expected that. I know everybody says it but the more detail you put into the contract the more accurate it will be. I would suggest you even pick your finishes in the very beginning. Contractor allowances for things like carpet and tile are usually truly budget options so it would be surprising if you don't end up upgrading some things. For example we had an allowance of $6/sq ft for tile - that included installation so it was actually more like $2/sq.ft. On carpet it was 18/yd which also works out to $2/sq.ft. You should look at your allowances and then go see what it buys you. That way you can either build the upgrade into the contract price or just budget for the upgrade which is what we did. Don't be afraid to ask lots of questions and to keep going back and forth on contract detail(I felt like a English teacher continually marking up the contract)...you and the contractor will be greatful later.

In todays market, material prices can change daily. Estimates for work depend a great deal on the amount of experience of the estimator and the desire to get the job by bidding low on purpose.

As a small one man remodeling company, I generally bid a fixed price for labor, easily done since I seldom make major changes to a structure. I have found on numerous occasions that material prices were more on Tuesday than on Monday---for identical material.

For the record, any outer wall - in the 'original structure' will be load-bearing AND hold the roof up.

When planning an extension and getting a price, if you and/or GC don't go into the ceiling/roof space to see what's up there - which would have made it clear what was 'holding the roof up' you will no doubt have surprises.

I had a cost blowout somewhat in a kitchen reno, the carpenter guy INSISTED a wall he was removing was load bearing, despite it being almost completely destroyed internally by termites, and parallel to the ceiling joists - with nothing significant resting on them. Ex father in law agreed with me, my dad who's an engineer agreed with me, but this guy was adamant. Basically, he wanted to make it a bigger, better paying job....there was no way he was correct on this.

On the upside, it necessitated a lower, false ceiling. In the end, that worked much better for the kitchen reno so I let it slide.

Remodeling is always a can of worms in regard to finding suprises when walls are opened. I find it much easier to control prices with new construction.

For that reason, I usually try to have the remodeling budget come in about 18% less than what the customer can afford. If all goes well, there's money at the end to upgrade, and we tentatively plan for those upgrades in the begiining.

New construction, and in some remodeling, the biggest sin I see is inadequate allowances. And it's usually the fault of the builder.

You get $8000 for flooring. That sounds like a lot, but on a 3000 sqft house? That's $2.67 a sq ft, for materials and installation. Right!

Same for all the other categories.

I highly encourage people to quantify their budget by qualifying their taste. See where you and your family fit in on everything from flooring to ceiling fixtures.

Find what you like, what you might like, and set your budget on that. Find something slightly more expensive for a treat in case you can afford it, and something less expensive as a budget saver in case things collapse elsewhere.

Also, up front, find out from your builder if the allowances include labor for installation. Some do, some don't.

Really nail down that electrical plan. Electricians could possibly charge $40-$75 per extra box or per box moved.

Hope this helps.

Mongo