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Author Topic: Finishing a basement cost  (Read 5626 times)

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ChadTower

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Finishing a basement cost
« on: January 01, 2006, 12:09:03 pm »

Okay, I bought my house with the intention of finishing the basement.  Clearly I'm never going to acquire enough skills and time to do it myself... to give a rough idea, it's ~775 feet of open space with the stairs in the center.  Concrete slab, cold but no water issues. 

To get a basic finishing job on this, enough electrical for a gameroom (there are only a couple outlets scattered now)... rough jab at a cost for a skilled pro?  We're talking no plumbing at this point.

Then, maybe after that, have a bathroom added where the washer and dryer are, which would require some small plumbing but also a sewage ejector pump as the output line is about 3 feet off the floor.

walls83

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Re: Finishing a basement cost
« Reply #1 on: January 01, 2006, 12:55:09 pm »
are you wanting carpet or flooring also?


So you need Drywall and Flooring?

Drywall you should put up yourself then hire someone to puddy and sand it(cause that part sucks)

Drywalling is really easy.

The flooring is another issue cause it depends what kind of carpet you buy(cost), then the install.
« Last Edit: January 01, 2006, 01:13:15 pm by walls83 »
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Re: Finishing a basement cost
« Reply #2 on: January 01, 2006, 02:19:55 pm »

No, like I said, the outlets are insufficient.  There are two real grounded outlets and one is dedicated for the washer and dryer.

The moisture checks have been made and I would be coating the walls and floors with a moisture seal first anyway... we have a strong dehumidifier down here and it barely even kicks on during the winter.  We do have to empty it about every two days during the summer, though that should lessen once we seal the floor and walls.

I just don't know anything about drywalling or framing.  I don't know anything about carpentry in general and it has already been 3-4 years waiting for me to get the time to figure it out.  I'd rather pay and get it done before I'm 40.

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Re: Finishing a basement cost
« Reply #3 on: January 01, 2006, 02:37:06 pm »
Framing and Drywalling is really an easy job.
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Re: Finishing a basement cost
« Reply #4 on: January 01, 2006, 03:10:12 pm »

I haven't actually built a cab, but have worked on tons of them at this point.  I'm sure I would have the capability, but the way it works for me, is I get two weeks with lots of time to work, then 3 months pass before I can touch any of it again.


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Re: Finishing a basement cost
« Reply #5 on: January 01, 2006, 05:43:16 pm »

Okay, I bought my house with the intention of finishing the basement. Clearly I'm never going to acquire enough skills and time to do it myself... to give a rough idea, it's ~775 feet of open space with the stairs in the center. Concrete slab, cold but no water issues.

To get a basic finishing job on this, enough electrical for a gameroom (there are only a couple outlets scattered now)... rough jab at a cost for a skilled pro? We're talking no plumbing at this point.

Then, maybe after that, have a bathroom added where the washer and dryer are, which would require some small plumbing but also a sewage ejector pump as the output line is about 3 feet off the floor.

Chad, your situation with the setup is identical to what my brother-in-law has/had.  He's a carpenter, and got a deal (free) on a bunch of metal studs - enough to do the entire basement.  I'll take pics of it - hopefully on Tuesday if we get together like normal - and post 'em here for folks to see.  I'll also try to get him to give me some rough estimates for what he'd charge to do things, and I'll see if I can separate it out because I know there's things he did that folks might not want, and therefore would like to remove that price.

As far as the bathroom, he thought the same thing as you, and it turned out that he was able to bust out some of the floor and simply tie into the waste stack with no problems.  I'll also see if I can find out how he determined that. 

He's got the same center stairs setup.  When you get to the bottom of the stairs, to your left and forward, there's the bar and its seating area.  To the left and behind, there's a living area/computer area.  To the right and forward, there's a nice opening for an antique hutch for glass storage, and behind that wall is his workshop.  To the right and behind, there's a bathroom with a shower stall in there, probably about 8x6 or so, and then a separate laundry room. 

I'll give you some more info as soon as possible.  I'll tell you though, if you can frame the walls in yourself, which shouldn't be difficult for you at all (just some studs laid out according to basic carpentry standards), that'll take a decent chunk out of the cost for you.  If you insulate yourself (again, a VERY easy step to complete yourself), you've taken a lot of the time-consuming part of the job out of the equation, and that's SERIOUSLY very easy stuff.  A miter saw would speed it up for you, but a circ saw will be fine (I wouldn't trust a jigsaw for making a job like this easy).  A hammer or drill will allow you to fasten everything together, and you can rent a Hilti (a nail gun that used .22 loads to drive nails into concrete) for cheap, or buy one if you think you might use it again.  The basic formwork is VERY easy to do, and you'd probably want to pay an electrician to run outlets if you're not confident in doing that.

I don't know why, but I'm all jazzed.  Why don't you live closer, I'd help ya, ya dork! ;D
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Re: Finishing a basement cost
« Reply #6 on: January 01, 2006, 05:54:28 pm »

Heh, I figure if I actually knew how, I'd have it done by now... but, like so many other things, the addition of having to learn on the fly means extending the time out by years.

What is the waste stack?

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Re: Finishing a basement cost
« Reply #7 on: January 01, 2006, 06:29:31 pm »
I'm finishing my second basement.  My first I did a lot of work myself, but this one I'm just hiring it out as the money comes in.

Right now, I have two bedrooms (one that is really an office), bathroom and a shared walk in closet done.  That is about 25% of the basement.  The rest is ready for drywall.

I spent about $6000 doing the two bedrooms/bath, including carpet and everything.

The rest, since there is no plumbing, will probably cost around $8000.

The basement is probably around 2000 sq feet.

I'll build my own bar again.

Really, the flooring cost sucks.  and I agree with previous poster, I MIGHT do my own drywall, and let someone else finish it.

I love basements.
Well, that's where we go a-ridin' into town, a whampin' and whompin' every livin' thing that moves within an inch of its life. Except the women folks, of course.

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Re: Finishing a basement cost
« Reply #8 on: January 01, 2006, 08:15:06 pm »

Ah, I don't plan on any bedrooms... we already have three + a study that could easily be converted.  I want rec area, basically, since that we do not have.

My first task is trying to get rid of as much of the crap down here as I can... it's just shelves and stuff stacked everywhere.

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Re: Finishing a basement cost
« Reply #9 on: January 01, 2006, 08:36:33 pm »
First go with metal studs, you'll get super straight wall and they are a way less hassel. I also added a bathroom to my basement, not too hard to break up the concrete for the plumbing but I had to add and ejector pit also. Are you planning on doing the wiring yourself?

JackTucky

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Re: Finishing a basement cost
« Reply #10 on: January 01, 2006, 08:56:07 pm »
metal studs = measure once, cut once, if they are too short, no big deal.

easier than wood.

art
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ChadTower

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Re: Finishing a basement cost
« Reply #11 on: January 01, 2006, 09:34:06 pm »
First go with metal studs, you'll get super straight wall and they are a way less hassel. I also added a bathroom to my basement, not too hard to break up the concrete for the plumbing but I had to add and ejector pit also. Are you planning on doing the wiring yourself?

I may run the wiring myself but terminations would have to be done by a licensed electrician, legally, IIRC.

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Re: Finishing a basement cost
« Reply #12 on: January 01, 2006, 09:51:38 pm »
I added a separate 20 amp breaker with the proper 12 ga (not 14) wire and 20 amp outlet.

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Re: Finishing a basement cost
« Reply #13 on: January 01, 2006, 09:56:22 pm »
Okay, since it is a basement you might consider baseboard heaters when doing your wiring. I love mine and they have built in thermostats. For flooring, I just used comercial vinyle tile, I think it looks cool and is cheap and easy to work with. Also if by chance you do get water down there all you have to do is mop it up. I have a few snap shots of my basement under my project announcement if ya want ta take a peek. Puttin in the extra bathroom was easier than expected, but I didn't put a shower in, instead I put a toilet, sink and urinal. I figured that's where most of the parties would end up and I always wanted my own urinal. All in all, once you get your floor planed the rest will fall in place.

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Re: Finishing a basement cost
« Reply #14 on: January 01, 2006, 10:14:22 pm »
Hey dmsuchy your basement looks great, it doesn't even look like a basement.

Were those tiles the 12" x 12" peel and stick, or something else, they look really nice whatever they are.

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Re: Finishing a basement cost
« Reply #15 on: January 02, 2006, 01:27:16 am »
I'm finishing my own basement now.  This is my second (in laws was first).  The thing that I hate the most is painting on the Dry Lock to the walls.  I hate painting, and slopping that stuff on and hanging plastic afterwards for the seal just sucks to me.  I like the framing because I used metal this time and have a Dewalt self leveling laser, so application is amazingly simple to have perfect walls.  My inlaws walls had a little bow and I used wood.  Without the laser, it would have looked terrible.  The one thing I'm having issues with in deciding wether or not to put that heated flooring undereath the carpet and I believe that I have decided on a fancy drop ceiling instead of drywall.

Anyways...... Chad, I would say you would be looking at ten large to have a contractor do the work.  There is a lot of things involved with the project.  While non are rocket science, it takes various skills that will certainly be a premium to have done.  In my opinion, this type of project is one that you just have to make a decision as to what is worth paying for and what is not.

DrewKaree

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Re: Finishing a basement cost
« Reply #16 on: January 02, 2006, 01:32:11 am »

What is the waste stack?


That's probably called something different in your area, and I'm probably not even describing it correctly for my area.  You need to tie your plumbing into the rest of the house plumbing, and that will almost certainly be called "soil pipe" no matter where you live.  That's the main pipe that takes all the crap (literally) to the sewer system from your house.  You also need to tie into the venting system already in your house, mebbe called the waste vent (not positive on the name), to vent the sewage vapors so your house doesn't STINK like a sewer.  Dunno, but mebbe someone else can verify - is the sewage vapor also combustible/explosive?

The floor my BIL did is carpet and Pergo in the bar/living area, and tile in the other.  You can make the flooring easy (somewhat) if you lay a vapor barrier down (basically a layer of plastic to separate the concrete from the building materials), sleepers over that (2x4's laid flat), insulation (that thick polystyrene-type pink stuff) between the sleepers, and then do a regular floor.  That'll help with heating too.  He didn't do ANY baseboard heating, just added grilles to the HVAC that was already running to the upstairs, and the insualtion job he did is so effective, the heating vents are almost always closed, and the AC is barely needed to keep it cool in the summer.

Jack's right, my BIL did say using metal studs is the only way he'd go for another basement, but they did cost more at the time he built (which is why he'd have gone with wood if he didn't get the metal ones free at the time).  Wood might be the more expensive material now. 
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Re: Finishing a basement cost
« Reply #18 on: January 02, 2006, 10:12:19 am »

Drew... if I can ID the pipe you're talking about, it is about chest height in the basement wall.  We don't have town sewer, we have a cesspool, and the cesspool is probably about 20 feet away in the yard.

I don't think just painting the walls is an option here... I want it to be regular livable space and it's 55 degrees down here right now.  Heating it without insulating/finishing would be impossible.

I do have a brand new electrical panel, though, as we discovered the one we got with the house, even though only about ten years old, was rotted through because the input conduit wasn't sealed off properly.  That is now fixed, the new panel cost us a grand, but there is lots of extra room on this one.  I am looking at it now and there are ten empty slots plus a couple of double breakers that don't seem to actually power anything.

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Re: Finishing a basement cost
« Reply #19 on: January 02, 2006, 03:54:14 pm »

Drew... if I can ID the pipe you're talking about, it is about chest height in the basement wall.  We don't have town sewer, we have a cesspool, and the cesspool is probably about 20 feet away in the yard.


And if I'm correct, you have to have that thing pumped out every so often, right?  Yeah, that's a whole different situation deal then, and I'd bet you're correct in having to have a pump installed in a basement bathroom. 

With those temps, which sound about like ours in WI, it may cost you a touch more to do it (and you may lose some height, which might be a factor with low ceilings in a basement), but you'll find that insulating your floor is a HUGE benefit and your floor won't be so cold as to be unbearable over longer periods of time.

Keep flipping those double breakers that don't seem to power anything.  Stingray will be SO confused about why his kitchen appliances don't seem to work ;)
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Re: Finishing a basement cost
« Reply #20 on: January 02, 2006, 03:58:40 pm »
And if I'm correct, you have to have that thing pumped out every so often, right?  Yeah, that's a whole different situation deal then, and I'd bet you're correct in having to have a pump installed in a basement bathroom. 

Yes, cesspool is the predecessor to the modern septic tank.  Just as effective, lesser capacity.  We have it pumped every June and every month we flush some stuff that add bacteria to the mix.


Quote
With those temps, which sound about like ours in WI, it may cost you a touch more to do it (and you may lose some height, which might be a factor with low ceilings in a basement), but you'll find that insulating your floor is a HUGE benefit and your floor won't be so cold as to be unbearable over longer periods of time.

The floor is going to be a challenge that way.  We can't lose more than maybe two inches before it gets cramped.  I've already figured that rather than a drop ceiling I'm going to paint the joists and put tiles in between them, keeping max ceiling height on that side.


Quote
Keep flipping those double breakers that don't seem to power anything.  Stingray will be SO confused about why his kitchen appliances don't seem to work ;)

Heh... I think they may have been added for future expansion into central air but we're not going to do that anyway.

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Re: Finishing a basement cost
« Reply #21 on: January 02, 2006, 05:54:41 pm »
"Dunno, but mebbe someone else can verify - is the sewage vapor also combustible/explosive?"

Didja ever light a fart on fire?

My house has a single stack for the main soil pipe/vent.  Is this common?  I've seen references to different vent systems elsewhere...

I'd love to refinish my basement, but the 6' ceiling makes it tough. :)
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Re: Finishing a basement cost
« Reply #22 on: January 03, 2006, 12:52:18 am »
Never lit a fart on fire, but I know if you waited a second, you can't magically start the room on fire by lighting a match.  I'm wondering if when gathered in large quantities it just smells terrible or if it's a danger to the house.

I think the single stack thing depends on code in your area but it doesn't sound uncommon
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Re: Finishing a basement cost
« Reply #23 on: January 03, 2006, 11:47:19 am »
Keeping in mind, raw sewage is a source of methane gas...In enough concentation, you can have a real problem with out proper venting.  Up here in Manitoba, I've only ever seen vent stacks the go up though the roof for just such a purpose...Not sure if there are other methods <I'm on an actualy sewer system, not septic>

Personally I'm a fan of wood studs over metal...Metal has a tandancy to be razer sharp when cut, and you need to pay special attention when running powerlines though them...One little nick, or a little water in the wrong place and your whole frame is energized.

Xar256 ;D

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Re: Finishing a basement cost
« Reply #24 on: January 03, 2006, 12:00:33 pm »
you can't magically start the room on fire by lighting a match

But it would be pretty cool.

I'm having split pea and ham soup for lunch.  I'll let you know how it goes.

Last confined space entry class I had to take told us that methane is only flammable in air between 5 and 15 % concentration.
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Re: Finishing a basement cost
« Reply #25 on: January 03, 2006, 12:16:56 pm »
I'm having split pea and ham soup for lunch

What are you in prison cause nobody in the free world eats that unless they are forced too.

 :D
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Re: Finishing a basement cost
« Reply #26 on: January 03, 2006, 12:20:28 pm »
Metal studs are much cheaper than wood, but they can be razor sharp as mentioned. As long as your careful and have a pair of tin stips, you can do your whole basement easy. Also if your waste stack is going into the wall at chest height than your's is the same as mine. I dug another pit and had to put an ejector/grinder pump to push it up to the sewage exit. Still not too bad. Finishing a basement can be fun and easy as long as you take your time. And a good mudder can make your walls look perfect no matter of some screw ups.

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Re: Finishing a basement cost
« Reply #27 on: January 03, 2006, 12:21:43 pm »
I'm having split pea and ham soup for lunch

What are you in prison cause nobody in the free world eats that unless they are forced too.

 :D

It was all WaWa had left after the lunch rush.  I wanted soup.  Beggars can't be choosers.
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Re: Finishing a basement cost
« Reply #28 on: January 03, 2006, 12:45:01 pm »

  Beggars can't be choosers.

Sure they can... they just stay hungry too :)
first off your and idiot

Man I love the internet, haha.

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Re: Finishing a basement cost
« Reply #29 on: January 03, 2006, 12:45:53 pm »

Hrm... metal studs... I'll look into that.

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Re: Finishing a basement cost
« Reply #30 on: January 03, 2006, 01:10:37 pm »

Hrm... metal studs... I'll look into that.

If you use metal studs and plan on using baseboards, its recommended that you use wood for your footer and then run the metal lower track on the wood.  As it'll make your life easier when nailing in the baseboards

ChadTower

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Re: Finishing a basement cost
« Reply #31 on: January 03, 2006, 01:11:51 pm »

I won't be using baseboards, my house is forced hot air.

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Re: Finishing a basement cost
« Reply #32 on: January 03, 2006, 01:27:08 pm »
I got a feeling he meant molding/trim wise, not heating.  Although with the air nailer, molding goes right onto the metal studs quite nicely.

"my house is forced hot air"

Too easy.
But wasn't it fun to think you won the lottery, just for a second there???

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Re: Finishing a basement cost
« Reply #33 on: January 03, 2006, 01:30:00 pm »

Too easy indeed.

Less easy - I'll nail my metal studs in yr mouth.

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Re: Finishing a basement cost
« Reply #34 on: January 03, 2006, 04:44:51 pm »

Personally I'm a fan of wood studs over metal...Metal has a tandancy to be razer sharp when cut, and you need to pay special attention when running powerlines though them...One little nick, or a little water in the wrong place and your whole frame is energized.


Who DOESN'T know that metal is sharp when cut?  And the only special attention for running electrical is to remember to put those little dickringers in each opening.  Mission or Jack have them in stock if you need to buy 'em. ;D
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Re: Finishing a basement cost
« Reply #35 on: January 03, 2006, 05:20:40 pm »
Who DOESN'T know that metal is sharp when cut?

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Re: Finishing a basement cost
« Reply #36 on: January 03, 2006, 05:36:26 pm »
Bones has a kitten-killing machine.  No one should have ever known that, but he seems quite proud of it.

And we'll stick our noses wherever we think they need to be.  You're not the boss of us ;D
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Re: Finishing a basement cost
« Reply #37 on: January 03, 2006, 05:42:24 pm »
Who DOESN'T know that metal is sharp when cut?  And the only special attention for running electrical is to remember to put those little dickringers in each opening.  Mission or Jack have them in stock if you need to buy 'em. ;D

You might be surprised just how stupid some people can be...Plus it's more a matter of having to be more carefull when working with this stuff so an errant finger doesn't get sliced wide open when you try to catch a falling stud. 
A lot of folks here like sticking their noses where they don't belong...Who knows where their fingers may end up... :angel:

Xar256 ;D

how often do studs fall while you are framing?!?  Yes metal is sharper than wood, but simple common sense and a bit of care can avoid most accidents... wood or metal.
first off your and idiot

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Re: Finishing a basement cost
« Reply #38 on: January 03, 2006, 05:49:17 pm »
And we'll stick our noses wherever we think they need to be.

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Re: Finishing a basement cost
« Reply #39 on: January 03, 2006, 07:06:01 pm »

Can we just agree that if I use metal studs I'll wear gloves?