If you are a commercial pro, doing commercial upfits, tell me about how much time would be spent doing a proposal for a client that intends to lease 2000 sf, into which will go
- Reception area
- Paired exterior door
- Single exterior door
- HVAC upgrades
- Server room
- Three half-bathrooms
- One small kitchen
- Conference room
- All new lighting
- All new power, data, phone
Intended space is a building previously used as a car repair shop, one big 50′ wide by 60′ deep building, one story, large steel trusses forming a barrel vault roof, CMU walls, truss chords up at about 10′ above floor, spaced 12′ on center.
Replies
Here is a birdseye of the plan.
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As a budget, how does $50/sf sound? Three baths and a kitchen are included, there are no walls at all in this building and all new lines must be run for power, data, and phone, the front exterior entry is intended to be new, and the subfloor has to be wrecked out and replaced before starting.
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"A stripe is just as real as a dadgummed flower."
Gene Davis 1920-1985
Gene,
We do vary little commercial remodeling so take this for what's worth. I think your $50.00 per sqft sounds low. The commercial remodels we do are typically in the $70-80 per sqft. This usually includes some degree of demo however demo is fairly inexpensive in mosts cases.
Neil
Gene, all I do now is commercial ( a few exceptions but rare). Start at $75.00 a sqft & that's only a guestimate. DO you need stamped drawings from an archy or engineer where you are? Most states require it. $75.00 is with out drawings too I might add. Keep in mind there are very different rules for commercial than residential that can come back to bite you. It's easy to lose your b hind to ignorance so make sure your contract stipulates you are bidding & building to the drawings (another reason you don't want to do your own) and anything else is EXTRA. Good luck & if you need any help let me know."this dog may be old but he ain't cold. And he still knows how to bury a bone."
Lattimore
http://www.rehmodeling.com
The primary question isn't how much to budget, but how many manhours might go into the proposal. What do you think?
Client is a national firm doing private client financial planning, and their local branch manager is charged with getting into new and larger space.
The firm, through their HQ office, have an architect engaged to do this upfit work all over the country where they have offices. The specs are standard boilerplate, and the bid form is, too. Their archie took a quick look at the building, and did a one page floor plan at 1/8" to the foot, showing it on an 8.5 x 11 sheet. They want to see lump sum costs for seventeen (17) categories of work, then figures for supervision, OH&P, and general conditions, then add it all up for a total.
We've no inspection here, nor are permits required for doing upfit improvements such as this, when the outside building envelope is remaining unchanged. There are specs as I have mentioned, but the local guy who is the branch manager is the only one to please.
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"A stripe is just as real as a dadgummed flower."
Gene Davis 1920-1985
I would figure 5 hours for something this simple with allowances only. If I have to go through the selection process I would add another 10. Experience says it will barely cover the time involved in meetings, getting samples etc. Are you using steel studs? New service or an existing panel? Plumbing is in place? Any roof penetrations that need to be approved by the landlord due to warranty issues? You need to make sure the restrooms are ADA compliant even if they are not avalible to the general public. Fire alarm? You are well under 5000 sqft so there shouldn't be a sprinkler issue. Parking? HVAC? Just a few of the things that immediately spring to mind.
Oh yeah...........If they are going to do any in the central Ohio area..have a phone #? :)
"this dog may be old but he ain't cold. And he still knows how to bury a bone."
Lattimore
http://www.rehmodeling.com
Edited 8/4/2008 12:51 pm ET by Robrehm