New Beams 1

Is there an average cost for replacing beam in an old house???

Per foot perhaps??


Taking down old cracked beams, replacing with new rebar and concrete.

 

[Qshake]

Get a contractor over and have him estimate the job. If he balks at a free estimate, tell him that you've got several others lined up. Depending on his work load he'll be out with the free estimate or he'll tell you he's too busy. Either way it works out for you as you really should have several estimates outlining the work that needs to be done.

 

[Odin]

Alton Rd: No problem with getting a contractor over, however, the tactic of demanding a free estimate is questionable. Free estimates are generally worth what you pay for them. The contractor that gives them must be struggling for work...why would he be struggling in today's building market. Don't leave such a matter to someone who will do a bad job. Free estimates are on the way out....fast. It takes time to do an estimate right. You should expect to be "qualified" over the phone before anyone comes out. You may have to pay for the visit. (You pay to have the refrigerator repairman diagnose your problem whether you fix it or not...you pay to have the auto repair man to diagnose before fixing....you should pay for a good contractor to do the same). If you want details on the repair (Cost Analysis) you should be prepared to pay. Finally, you will pay for the construction and any unseen requirements....something the permit authority requires for instance....change orders, etc. Now about that beam. Old house? Replace with concrete and rebar? I assume that the old cracked beam is not concrete. Sometimes old houses were not built properly (why did the beam crack) and you will need someone to spec the proper replacement (engineer). Costs vary with each house. Location of beam, access, soil problems, protection of contents, etc. So now that you have received your cyber visit from a contractor maybe I can point you to a contractor's site. Email me directlly. Odin

 

[Qshake]

that's right, contractors always get paid...if I remember our present system of a contractor winning an award, it goes something like this: Engineer prepares the plans, specifications, and engineer's estimate; Several contractors then estimate the project based on the plans and work therein indicated; All bids are submitted to the client and the low bidder (assuming everyone is qualified) is then awarded the contract. Seems to me that in the above scenario (present-day-system) the contractor is doing the estimate work for free unless he is ultimately awarded the project.

I could be wrong, but having advised that several estimate should be received, I don't feel that the homeowner should be in debt before the project even begins.

The idea of having several contractors bid on the work and the homeowner choosing the one he/she is most comfortable with seems reasonable in order to find the most qualified and most cost effective.

As to why a contractor may be struggling...well, boom or no boom there are many contractors who struggle for any one of a number of reasons, poor workmanship, exorbient estimates, etc. In fact, I'll bet that the Better Business Bureau could give you plently of reasons for struggling contractors and could probably give a list of things to do when considering hiring a contractor.

 

[Odin]

Qshake: The homeowner asked for an average cost of replacing a cracked beam in an old house. Very little info to go on. You suggested he get a contractor over (bypassing the engineering) and essentially "use" the contractor to get a free estimate and an outline of the work to be done. As far as debt goes the homeowner is not "in debt". If he goes directly to a structural PE and events unfold the way you outlined them the PE has provided a valuable service and has been paid for his work. No debt as the homeowner now has something of value in place of the dollars spent. A cost yes....no debt. The homeowner can now solicite bids from contractors. Some will charge for their work and some won't. In each case an expense is incurred by the contractor. He either makes it up by spreading it over all jobs awarded or charges the homeowner directly. The current trend is to make one site visit at no charge. Salesmanship comes into play here. If, as in the original scenario you suggested, the contractor is the first contact of the homeowner a ball park estimate may be given but is worth little. Step 1. We start with a design contract. We would provide some details and engage an engineer. If the project stops there then we are paid for our time and so is the engineer. Step 2 is the Cost Analysis. It can't be done without the design. It is detailed and takes considerable time (pulling subcontractors together, checking material prices, schedules, etc.) If the homeowner goes no further he has a comprehensive package of what each part of the project involves. If the beam is in a finished basement, is wrapped in drywall, textured and painted but this owner is not using the basement for anything other than storage he can choose to delete the framing, drywall and painting and put that money elsewhere (repair landscape damage for instance). Finally, Step 3. The homeowner can proceed with the work and usually will engage our services. By this time the homeowner has a good idea of whether they have the level of confidence in us to do the job. If they don't or if we feel that the "partnership" won't work out from our end everyone can go their way with no hard feelings. When the homeowner contacts another contractor the engineering will be done, the Cost Analysis done (maybe the scope of work will be smaller) and the cost of doing the work will be close. The homeowner is much more knowledgable about the cost and disruption of the project and has received value for money spent. No debt.

The present day system you describe with the contractor working for free is fast becoming the "prior system". The definition of an estimate may be the sticking point. It too is seeing increasingly limited use. It would not be found in a contract. These day an estimate is a guesstimate or ballpark. We provide those is some cases (verbal only) because some homeowners have no clue as to what is involved. A good example would be the difference in window installation on new work vs replacement. On new the framer puts in the rough opening and the "installer" unboxes the window, levels it up and puts in the fasteners with a few pulls of the trigger on his nail gun. A replacement requires furniture movement, site protection inside and out, removal of the original (now covered with brick, maybe a window guard, drywall return and a delicate sill) The replacement is custom made for the opening (more expensive) is more difficult to install and clean up is more extensive. If the homeowner has watched a house built on the lot next to his he has no clue. So when we tell them it will be $1,000 per window (ball park) they may respond, "I had no idea". That's about all the estimate is worth. We have to tell them why it costs that much.

It is perfectly reasonable that the homeowner should chose the contractor they feel most comfortable with. We don't think that is the one that is cheapest or the one that will provide details later. We give them everthing up front and they appreciate the work we put into it. Our method allows us to eliminate the tire kickers, and we don't have to jack up our rates to the real customers just to cover our costs. We also want to still be in business so that we can handle any problems our clients may experience. The cut rate guy won't be there. It's good business for all concerned. Odin