I’d like to have some new window openings created, approx 32 inches wide by 60 inches high each. Exterior is thick cedar lap siding, drywall interior. 1950’s construction, ranch (1 story) house. How many labor hours are we roughly talking about (per window opening)? I am getting estimates (including vinyl window) from about $1000 up to $2500 per window/opening. I estimate that the window itself is about $300 of the cost of each opening. I am more than willing to pay a fair price for good quality work – but I of course don’t want to overpay, as my budget is not unlimited.
I also have a similar question for installing interior double french doors. Enlarging a single door opening in an interior bearing wall. Rough labor hours required?
Thank you.
Replies
Too many variables that we don't know here.
Is there wiring in that wall?
Is it load bearing, or on a gable end?
Any plumbing to contend with?
What type and level of trim for the exterior? For the interior?
How accessible is the inside of the wall, and the outside?
Will I be contending with your dog while I'm cutting the hole?
Like I said, just too many variables. The range of quotes that you mentioned seems like a good range, but maybe not. Get the quotes. Call the references. Pick the remodeler that will do a good job, not necessarily the one with the lowest price.
Remember, if you save a couple hundred bucks, but it leaks in 6 years (after that 5 year warranty expires?), then you haven't saved anything.
Support our Troops. Bring them home. Now. And pray that at least some of the buildings in the green zone have flat roofs, with a stairway.
Too many variables that we don't know here.
*****Answers as noted below*****
Is there wiring in that wall? --- No.
Is it load bearing, or on a gable end? -- Gable end exterior wall
Any plumbing to contend with? -- No.
What type and level of trim for the exterior? For the interior? -- Good question...assume sheetrock casing
How accessible is the inside of the wall, and the outside? -- Fully accessible, ground level access.
Will I be contending with your dog while I'm cutting the hole? -- No pets.
but I of course don't want to overpay, as my budget is not unlimited.
Ah, quite, none of our budgets are unlimited, it seems like.
The "trick" of what you want to do is in that you (almost definitely) need a header over the windows as part of the framing. The header is supported with studs that are wider than the rough opening. Then, good practice is to have a full stud (a "king" in our parlance) to support the "jack" or header studs.
So, you window is a simple thing, the faming is not too dificult. But, done right, we have to cut into the existing finish walls both wider and taller than the window. The repair/matching of new work to old work in those areas is very, very fussy (in that it is extremely easy to get "wrong"). On the outside, there's some work in "unstitching" the siding, too. Then there's getting the flashing right (which is a good question to ask prospective remodelers--"what will be their flashing strategy, and how will they cope with unusual situations?")
That makes this a complex thing to estimate, especially over the internet <g>
The framing is not terribly complex, the parts are readily available, the demolition and construction are pretty straightforward--it's the finish work that will take the most time.
Your french door question is similar--if the wall is load bearing, then you need a header, and all the space open in the wall to install it. If not, then, it's a little easier, but the methods the prospective remodelers are going to use to close up the wall remain a germane question to ask. (Coming home to find that they installed 6" wide trim to cover up the cuts in the wall can be, ah, well, interesting, for instance.)
Your points are well taken. All the walls are load bearing and readily accessible at ground level. Will need new headers and associated sheetrock and siding and trim work.
I was thinking this is the reason for the cost spread between my bids. One of the contractors said they use a method where they shave the edges of the new header, so they can slide it up in the wall cavity and avoid the sheetrock cutting otherwise needed to expose the header area. Sounded either nifty or a questionable shortcut - I am not a construction expert to know the difference.
Seems like the contractors are hinting that a two man crew can do two openings in a day, with the billable (burdened) rate to the client at about $75-85/hr. This is, I assume, 16 work hours, or 8 work hours per window.
You answered a lot of the specific questions in your second post -- it sounds like cutting holes in the walls and adding the windows will be straight forward for you (no electrical or plumbing issues, and no difficulties with access.)
For framing, rock, siding, and exterior trim I'd probably figure between 12 and 16 hours per window. Does 98133 mean you're in the North Seattle area? (Local labor prices vary, of course.) I think $50 per hour (possibly more) is still reasonable in that area. Therefore, you might figure anywhere from 12x50=$600 to 16x50=$800 per window (not including the window unit itself).
As you said, $300 for a vinyl unit should be enough.