I’m converting a built into into living space. Two story house about 24′ x 22′ garage at ground level under the second floor 22’x12′ so it takes up half the ground floor.
I’m not happy with the contractor but its’ too late – since it’s being framed and wired under me as I type. He originally said that he would add electric heaters and that would be adequate. The rest of the house is circulating hot water. After checking around some, I decided that electric is not the way and went to my heating guy who put in a new Burnham furnace about 8 years ago and when it was installed it a slightly bigger unit was put in – in case I wanted to do the garage later. He is planning on putting in flexible tubing direct from the furnace to the garage and put in StelRad radiators on 18×72 and one 24×72. http://www.stelradcanada.com/
The garage conversion will be 22×12 10’high – 3 windows and a side entrance door. 2×4 studs with fiberglass and he says I need those rads for that space.
His price is high, but I have no time to shop around and this is the only heating contractor that I trust, previous bad expereiences were not good. I also do not have time, the contractor after delaying for 2 months suddenly decided to work double time this week.
The price is $4500 including taxes – – this is Canada so in US dollars its more like #3000. I’ve already agreed to do the work.
Now the guy doing the work in the garage tell me I’m paying was too much and it should be less than half that price.
Edited 2/13/2009 11:23 am ET by BobRat
Replies
coming midstream to a job this disorganized can easily add to the cost.
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Totally agree - this is an example of how not to do a job. In the past I have done all renovations myself where possible, bringing in people to do things that I do not feel competent to do - like floor tile, roofing, new entrance panels, new furnace. I also normally know enough to be aware if I'm getting the run around.The contractor managing the job was doing a total gut and rebuild down the street and when watching him it appeared that he was doing a good job, another neighbour had some work done by him and was happy. However, now I have experienced delay after delay, heard different excuses, heard different stories about how the work will be done and now realize the contractor just talks a good story and in most cases I know more about construction than him. The guy doing most of the work does know what he is doing - for the most part I think - but he is a jack of all trades type, not a heating contractor, he only has a electricians license.In this case, the fact that he contracted to do electric heating when it is not a viable solution has me very angry.
List on the rads is more than half. depending on what is needed in the boiler room and what is involved in getting the piping to the rads, he may be low on his price.
Thanks - my wife will be happy to hear that
If you trust the heating contractor and have already given the okay you are probably SOL.
$4500 may actually be light depending on the boiler room work required. Circulators, controls and Stelrads don't come cheap.
seeing as to how you are a canuck try filling out your profile fully unless your from the toronto area as in that case dont bother ! as your not even on a map of the world !
Dude,
My profile is probably sufficient. If it helps I am 140 KM east of TO and worked for several years in the big smoke.
Last I checked Ontario was on the map.
Cheers
The furnace has a continuous running circulation pump. He is adding new runs of supply tubing back to the furnace and also an adjustable balance controls on the new line. Its being done that way to ensure that the new rads which are further away from the furnace than the existing rads get enough supply of hot water. The balance valves allow me to tune it - in case the new room gets too hot.He has to come and rough in the lines next week, then come back when drywall and painting is done in order to add the rads.
Has your heating guy considered TRV's on the Stelrads for better room temp control?
Check that he changes from pex to copper stubs before exiting the walls or floor. Looks so much better than trying to fix goofy plastic stubs after the rock is hung or floorings are down.