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He is adding insulation between the studs, putting up the sheetrock and taping etc (no painting), removing the garage doors and making a wall with a window instead and finishing the outside of the new wall with stucco.
It seems high to me also..but I wanted to get other peoples opinions..
It really is more work than you realize. I'm not positive of the value of his work. But here's some suggestions:
Make sure the guy is licensed and bonded. Protect yourself and your property! If he is licensed, you have recourse legally if he screws you. Check his references.
Get the permits! When you go to resell, the lack of permitted living area is going to bite you in the butt! We are currently remodeling a stick-built, stucco home with 3 room additions and a carport that were not permitted. My SO is a licensed Specialty Contractor. A bank would not lend on the home, so it is owner-financed. Guess what? Those rooms must be demolished before we can begin to entertain buyers that have to finance the home. Permits can sometimes be had after the fact, but I would not take the chance and in our case, the workmanship was so, let's say...casual...that it would be impossible. I know permits are expensive and inspections can be a hassle, but it will be worth it. Even if you don't plan on selling the home, why leave the mess for your kids when you're gone?
Check the guy's work...make sure he doesn't burn you for time or materials. It's an old contractor trick. Keep an eye on him! Trust not your fellow man!
Good luck with the renovation!
Being in LA or So Cal you should get a bldg permit from the Bldg Dept. A small plan showing the existing structure and what is to be removed and the addition to be added.
They would have to inspect the studs for code construction on the cement floor...insulation and sheetrock also... and the window needed plus they will inspect the stucco each step of the way.
Each procedure may have to be signed off before the next step since it is to be a living quarters.
Why not add elect outlets instead of just the ceiling light.
Not sure if you need a electrical contracter to do the wiring. If this person is licensed he should be able to do all of it before installing the insulation and drywall.
As to price...get some bids from LICENSED contracters and save a future headache.
Remember that the house was originally built to code and is shown on the citys records as such and any modification will also have to be kept in line with todays codes otherwise there will be big doo doo when time comes to sell in the future.
Studied architecture decades ago so do know requirements have changed over the yrs. Steve
Actually, it sounds too good to be true to me. A good stucco job can be expensive. And it looks terrible if it isn't done correctly.
Doing it without a permit is risky. Be sure that all your neighbors are happy to know you. Otherwise, one of them may just report you and that's where it can really be expensive.
Why dont you at least get three bid and then from there you would be able to see. Anytime I have anyone come to my house to do something I look for free estimates get three of them and then decide which is going to be better for me.
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