What we estimate
Residential Remodel Estimating
Residential remodel estimating prices renovation work where existing conditions, demolition, and unknowns behind the walls drive as much cost as the new work itself. K2E produces bid-ready remodel estimates from your plans, with demolition, protection, and contingency scoped explicitly rather than buried.
Remodels are the hardest residential work to price because you are estimating against a building that already exists. The plans rarely tell the whole story, and the money is often in what you cannot see yet.
What the estimate includes
- Demolition and debris removal, scoped separately
- Existing-conditions allowances and contingency, called out
- Kitchen and bath fixtures, finishes, and cabinetry
- Structural, mechanical, electrical, and plumbing modifications
- Protection, dust control, and phasing for occupied homes
| Description | Qty | Unit | Material | Labor | Total |
|---|---|---|---|---|---|
| Site prep and excavation | 1 | LS | - | 3,850 | 3,850 |
| Concrete slab on grade | 576 | SF | 4,320 | 3,168 | 7,488 |
| Framing, walls and trusses | 576 | SF | 7,200 | 5,760 | 12,960 |
| Roofing, architectural shingle | 14 | SQ | 2,380 | 2,940 | 5,320 |
| Siding, fiber cement | 1,120 | SF | 4,928 | 5,264 | 10,192 |
| Overhead door and opener | 2 | EA | 3,180 | 940 | 4,120 |
| Electrical, rough and finish | 1 | LS | 1,240 | 2,760 | 4,000 |
| Subtotal, 7 of 34 line items | 47,930 | ||||
Why remodel estimates go wrong
The most expensive remodel misses are the assumptions nobody wrote down. Is there knob-and-tube behind that plaster? Is the subfloor sound? Is the panel big enough for the new load? A generic estimate prices the drawn scope and stays silent on all of it.
We write those assumptions into the estimate. Where the drawings leave a question open, you get an allowance and a note, not a number that quietly assumes the best case and blows up during construction.
FAQ
Common questions
Can you estimate a remodel from schematic drawings?
Yes. We regularly work from schematic drawings, a scope sheet, or photos from a site walk. Where detail is missing we build in a documented allowance and flag it, rather than guessing.
Do you handle occupied-home phasing and protection?
Yes. Protection, dust control, and phasing for a home the owner is still living in are scoped as line items, because they are real cost and real schedule, not overhead you should absorb.
See the work before you commit
A real, itemized, bid-ready K2E estimate for a detached garage build. The same document a paying contractor received.