Everybody's situation is different, but I figure we could start posting our contractor's estimates and what we're getting, so we can get a feel for what's reasonable.

I had 2' of water, and the ballpark estimate to restore the home to where it was before is $60/ft^2.

I plan to pull some of this from the general contractor and hire some of my own subs, and mainly use the GC for remodeling and load bearing modifications.

These numbers are meaningless. They lock you into a ballpark and then fit their contractors into it or live off price creep. The number one goal of a contractor is to lock you in. Get a down payment and they can string you along anyway they want. Look at reviews and previous work to evaluate a contractor. Look to a contractor that is detailed on quality. You can always find a lower price but you still care about quality.

If you can't find your contractor if they take your money and run them run away. Lots of bad people in a truck accepting down payments.

True, but my guy has lived in my neigborhood for 40 years. People should be wary of estimates that were given within a week of flooding. A general contractor is just a middle man. If somebody claims they can make you whole on 2000 ft^2 including flooring, cabinets, drywall, paint, electrical for $50K, be afraid. If they say $200K, be afraid.

ours came it at a $55/ft2 equivalent for remediation & restoration. no electrical.

If the Contractor is providing you an all-in number, it should raise some concern. At the least, the Contractor should provide a breakdown by phase: Demo, Restoration, Reframing, Mechanical, Drywall/Insulation, etc.

Without the detail, you cannot know what you are getting in his proposed scope, and when a change/extra will be required. Regardless of how trustworthy the Contractor may be, you will have no control over scope, selected components or finish quality. It is your house after all.

Once I get a more itemized number, I will be able to pull certain parts out and hand them to my own subcontractors.

I think $6/sf is probably their cost for demo if they're subbing I out.

I've heard ~$6/sf for mold remediation (their cost).

We got quoted about $6000 for 2" of closed cell so spray foam insulation for a 2700sf house.

Sheetrock is going to depend on a few things. 2 or 4 feet tall high is about $8-10/lf. 7-8ft (if you left a strip of drywall at the top of the wall) is around $12. If you demo all the way to the ceiling, it costs a couple bucks more because they'll have to do the corner at the ceiling and blend the texture on the ceiling. These prices would include matching texture as well.

Paint is in the rage of $1/sf for walls and $1.25 for a ceiling 10' high or below. If you demoed the sheetrock in the wall all the way to the ceiling, count on painting the ceiling.

I've been told that porcelain wood look tile is installing in the $7-9/sf range.

I've read that trim somewhere between $5 and $7/lf painted and caulked.

The first contractor we worked with quoted $19,000 for electrical work. We just had another one that has done work for my family before ballpark the quote at $7-8 for rewiring a 2700 sf house. That's new boxes if they got wet, replacing any wire that sat in water for an extended period of time.

Replacing a 3 and a 4 ton condenser outside was like $6,500.

Interior an exterior doors and windows as well as interior doors are still a question mark, but those are coming soon.

Lead times are important as well. Electrical is running 2-3 weeks depending on what kind of company it is. Cabinets are probably 6 weeks. Spray foam was a week and growing last I checked. Flooring was 4 weeks lead time to get someone out there.

Contractors are going to add at least 15% to that for managing the job. These are all numbers I've put together directly contracting with subs.

My rebuild is $40/sqft for engineered wood flooring, Sheetrock, trim, doors, cabinets, countertops (mixture of granite & marble), sinks, faucets, & paint. I paid $2.10/sqft for demo of glued wood floors, doors/jambs, and cabinets. I removed Sheetrock and baseboards myself.

TMoney2007 said:

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I think $6/sf is probably their cost for demo if they're subbing I out.

I've heard ~$6/sf for mold remediation (their cost).

We got quoted about $6000 for 2" of closed cell so spray foam insulation for a 2700sf house.

Sheetrock is going to depend on a few things. 2 or 4 feet tall high is about $8-10/lf. 7-8ft (if you left a strip of drywall at the top of the wall) is around $12. If you demo all the way to the ceiling, it costs a couple bucks more because they'll have to do the corner at the ceiling and blend the texture on the ceiling. These prices would include matching texture as well.

Paint is in the rage of $1/sf for walls and $1.25 for a ceiling 10' high or below. If you demoed the sheetrock in the wall all the way to the ceiling, count on painting the ceiling.

I've been told that porcelain wood look tile is installing in the $7-9/sf range.

I've read that trim somewhere between $5 and $7/lf painted and caulked.

The first contractor we worked with quoted $19,000 for electrical work. We just had another one that has done work for my family before ballpark the quote at $7-8 for rewiring a 2700 sf house. That's new boxes if they got wet, replacing any wire that sat in water for an extended period of time.

Replacing a 3 and a 4 ton condenser outside was like $6,500.

Interior an exterior doors and windows as well as interior doors are still a question mark, but those are coming soon.

Lead times are important as well. Electrical is running 2-3 weeks depending on what kind of company it is. Cabinets are probably 6 weeks. Spray foam was a week and growing last I checked. Flooring was 4 weeks lead time to get someone out there.

Contractors are going to add at least 15% to that for managing the job. These are all numbers I've put together directly contracting with subs.

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if you have copper wiring why would you need to replace the wiring? copper shouldn't corrode. just changed the outlets and the main panel if submerged.

Rustys-Beef-o-Reeno said:

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TMoney2007 said:

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I think $6/sf is probably their cost for demo if they're subbing I out.

I've heard ~$6/sf for mold remediation (their cost).

We got quoted about $6000 for 2" of closed cell so spray foam insulation for a 2700sf house.

Sheetrock is going to depend on a few things. 2 or 4 feet tall high is about $8-10/lf. 7-8ft (if you left a strip of drywall at the top of the wall) is around $12. If you demo all the way to the ceiling, it costs a couple bucks more because they'll have to do the corner at the ceiling and blend the texture on the ceiling. These prices would include matching texture as well.

Paint is in the rage of $1/sf for walls and $1.25 for a ceiling 10' high or below. If you demoed the sheetrock in the wall all the way to the ceiling, count on painting the ceiling.

I've been told that porcelain wood look tile is installing in the $7-9/sf range.

I've read that trim somewhere between $5 and $7/lf painted and caulked.

The first contractor we worked with quoted $19,000 for electrical work. We just had another one that has done work for my family before ballpark the quote at $7-8 for rewiring a 2700 sf house. That's new boxes if they got wet, replacing any wire that sat in water for an extended period of time.

Replacing a 3 and a 4 ton condenser outside was like $6,500.

Interior an exterior doors and windows as well as interior doors are still a question mark, but those are coming soon.

Lead times are important as well. Electrical is running 2-3 weeks depending on what kind of company it is. Cabinets are probably 6 weeks. Spray foam was a week and growing last I checked. Flooring was 4 weeks lead time to get someone out there.

Contractors are going to add at least 15% to that for managing the job. These are all numbers I've put together directly contracting with subs.

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if you have copper wiring why would you need to replace the wiring? copper shouldn't corrode. just changed the outlets and the main panel if submerged.

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every outlet currently is working fine, i'll change out any submerged ones but the wiring themselves I'm not seeing the problem reusing it.

I'm guessing that wire that isn't rated for underground use being underwater for 2 days calls for replacement.