If you have read my blog, you will know that I believe there are no real surprises in the estimating of construction. There is a thing called inexperience… and that usually results in surprise costsJ. I had to stop watching HGTV because the programs almost always result in the designer and contractor meeting with the Owner to let them know about an “unforeseen” issue that was going to break the budget. Also in most cases I would wonder why they didn’t know they would need a beam, that they couldn’t move the plumbing without additional expense, etc., etc.
A hidden cost in construction, that shouldn’t be a surprise is rotting sills. It doesn’t matter how expensive the home is, we are constantly finding wood rot behind the front stoop. So much so, that we already know we are likely to find it even when there are no visible signs; and we can find evidence pre-budget. The primary culprit is typically poor coordination between the builder, the person siding or the mason.
In the picture below we were performing an interior renovation in Wellesley. The client had hired a well-intentioned landscape mason to renew the front stoop, making it wider and using natural stone. Because the mason wasn’t familiar with this type of work (connecting masonry to the home), they left portions of a pine water table in place and were building up against it. They were creating a future rot and insect issue as well as leaving some rot that was pre-existing. Fortunately, they were truly interested in doing the right thing and waited for us to get a carpenter there to remove the water table and install flashing.
I know these are not sexy photos- but hopefully it will help if you are planning to replace the front stoop. Below we moved a large granite landing away from a house in Dover getting a new porch. We and found the rot we expected… about 9 feet of rotted sill plate. No problem! 2 hours, 2 carpenters, 18′ of 2×6 pressure treated lumber and NO INVOICE to the client. I can’t wait to show you the beautiful porch that will be here in a few weeks.
Happy renovating, Ray