How much should it cost to have someone finish my basement? Recommendations?

[mahabali]

I've been toying around with the idea of getting my basement finished for a while now. I recently had a little one and now baby stuff is stacking up everywhere and the house is feeling really small.

I got one quote while the baby was on the way but it was really high and we were getting close to the due date so I decided to postpone. Now I'm ready to get this done.

I'll try to give as many details and I can. I'm in Westminster (Denver Area).

My basement is around 1000 sq feet. Concrete floors (stained, actually looks pretty nice). Insulation is up on the concrete walls but its not framed.

The previous owner had the basement partially finished. It was done very nicely and to code but not permitted. There is a bedroom and a full bathroom. No flooring has been installed, just concrete. Ceilings were also not put in... Think loft style. I asked the previous owner why they didn't do ceilings and she said it was so that an inspector could permit it (if wanted) without ripping out drywall.

This leaves probably 700 sq feet to be finished. I just want one big room. Needs, framed, drywall, ceiling insulation, paint, electrical, flooring etc. Also need closets for the furnace / water heater.... Possibly add a wet bar.

The house was built in 2009 so I don't anticipate running into any unforseen issues.

After a quick walkthrough the only company I have had an estimate from so far (specializes in basement finishes) initially told me that they could do it for $20k to $25k. This included adding a bar and flooring. They came back one more time to measure and draw up plans and their written estimate then came back at $38k... So needless to say I passed on them.

Any thoughts on what this should cost? Any good contractor recommendations in the Denver area?

Thanks!!!

[drift_g35]

A buddy of mine just did his basement with out a bathroom and it cost him 60K. We did electrical,tile,Cabinets, and recessed can lights ourselves. All the finishing was done by the contractor.

His basement is ~1400sqft.

Another buddy did his basement that was about 1800sqft and had the same guy do 100% of the work and it cost him 100k +.

[Monky]

They charge a pretty penny for it..

My friends had theirs done years ago.. the quotes ranged from 30k-45k? 800sf? If I recall..

They got the permits.. did MOST of the work themselves (with friends - framing and such) hired out the shit jobs (drywall). Had buddies who did electrical and plumbing for the cost of mechanic work. I think it cost them around 10k all said and done. They had a living roomish type area, a bedroom and a full bath. Took them longer, but the $$$ outweighed the work.

[SideShow Bob]

When you get the framing up, let me know, I know of a journeyman electrician that does side work, and a Master electrician starting up a company. They both charge reasonable rates.

[mahabali]

Thanks for the input guys. Maybe that quote wasn't too out of line. Just rubbed me the wrong way that he came back so much higher than his initial estimate. That being said I would like to have at least 3 quotes to choose from.

Any recommendations in the Denver area?

[Wulf202]

If you plan on permitting it that unpermitted portion is going to be a serious anchor.


This is like asking how much for an ar15. Cheapest is materials and beer to how much do you want to spend? Finishes and materials matter.

The reason i got out of custom home projects is i get sick of design issues with the customer not knowing what they want and changing directions mid project. Example i was setting cabinets when they decided they wanted the wall to be a "half wall island thing" so i stop and bid a change order which they reject two days later due to cost but the wife subtly bitches about my prices for the rest of the job. I tried explaining that it would have been cheaper to have me build the half wall in the beginning but she couldn't visualize it.

point is know what you want before you start asking for prices. Take some time to lay it out. Mock it up with sheets for walls if you have to.

cheapest you can finish a basement would be about $30/ sq. Typical is about 65/sq if you do all the labor. 20k is a cheap bid for hands off.

[MarkCO]

Listen to Wulf202. Spot on.

There are some alternative paths. You could check with your city and pull a permit yourself. Then you are the GC and you hire the individual contractors yourself. That saves you the profit of a GC and paying retail for the materials. There are some risks, but if you get good tradesmen, it won't be too tough and you can save 20-40%. I have done a few and I pay for drywall and electrical and do the rest myself. My Dad just did his and the building inspectors were pretty decent for him. He hired a few tradesmen here and there, but did most of it himself.

[Dave_L]

Yeah, my buddies sister is building a home and was complaining about the cost to finish the basement. But its easy to forget what you're adding to your house. Some basements are the size of a smaller home (1400 sq ft) or an apartment (1000 sq ft). So 40k to add 700 sq feet is not too bad. Its about $55/sq foot in finished cost and you're adding probably 30-50% more finished area to your home.

[MarkCO]

And remember, the higher the permitted value, the more your taxes are going to be once the permit is finaled and sent to the assessor.

[mahabali]

Thanks guys, here's the plan... I misspoke earlier, it is 847 SQ ft, total, not 1000... Bedroom, bathroom are done, just need ceiling and flooring... Stairs and entry below stairs are also done. Not going to finish the storage area.

I don't have to do the bar now, but would probably at least rough it in. I understand that permitting will raise taxes... My thought is that it will help with re-sale.

http://i1222.photobucket.com/albums/dd485/mahabali/Basement_zps6uoiuckg.jpg (http://s1222.photobucket.com/user/mahabali/media/Basement_zps6uoiuckg.jpg.html)

[Sackett]

Depending on your selections, $20-30k. What work can you do yourself?

[Irving]

Seems like there is a premium for basement finishing, is this just because it is desirable, elective, and raises the value of the home?

[electronman1729]

Im pretty sure that you bedroom may not qualify as a bedroom. I think code may require a closet and egress. Call it a "Large Storage Room" By calling it a "Large Storage Room" you may also not git hit as hard on the taxes.

[sniper7]

I am 99% certain a basement bedroom must have an egress window well with ladder.

building a home now and the builder wants 30k to finish about 1050 sq ft of the basement, which would be nice, but it's a 2200 sq ft basement and I would want almost all of it finished, so might have to come back to that project later.

[colorider]

Right now construction projects are getting premium pricing. Landscaping too. Demand is high. Contractors, subs, and laborers are all running behind too. Just my experience with my business and hearing customers complain daily about how their projects are taking much longer than expected.

[Sackett]

I am 99% certain a basement bedroom must have an egress window well with ladder.

building a home now and the builder wants 30k to finish about 1050 sq ft of the basement, which would be nice, but it's a 2200 sq ft basement and I would want almost all of it finished, so might have to come back to that project later.

I was in the same predicament when we had our home built: $30k for about 1100-s.f. I told them to take it out and I would do it myself. For some, $30k would be worth it; for me, being in the industry, I can do it for a lot less.

[mahabali]

Im pretty sure that you bedroom may not qualify as a bedroom. I think code may require a closet and egress. Call it a "Large Storage Room" By calling it a "Large Storage Room" you may also not git hit as hard on the taxes.

It does have a closet and a window with a ladder, that blueprint is just a crappy draft that I did. I can do the flooring and paint myself.

[Wulf202]

There's also the mark up for the fact that every one worth a damn has more work than they can do. Watch out for the companies that have openings less than 90 days out and vet them thoroughly.