Cost Estimator

What Will It Cost?

Use the On the Beam Remodeling Construction Cost Estimator to get an idea of what your project might cost.

Please keep in mind that this only provides a very rough guide to the actual costs of a project. Contact us for a more accurate estimate.

Instructions

Enter the total square footage of the project you are planning
In the tables that follow, find the project items that would apply to your project in each of the three categories ("Site Work & Foundation," "Building Shell & Exterior Finish," and "Interior Finish & Fixtures").
For each of those items, select the option that best matches your project or plans.
If an item does not apply to your project, do not select any of the options for that item.
If you believe an item applies to your project, but don't know what to select, do not select any option for that item.

Project Square Footage

sq. ft.

Site Work and Foundation

Item	1 Under $200/sq. ft.	2 $200-$300/sq. ft.	3 $300-$400/sq. ft.	4 $400-$500/sq. ft.	5 Over $500/sq. ft.
Site Location Ignore	Easy access, parking, and material storage.	Easy access and parking, limited material storage.	Limited access, parking, delivery, and material storage.	Restrited access, parking, delivery, material storage.	Difficult access, parking, delivery, material storage.
Site Topography Ignore	Flat	Slight slope.	Moderate slope.	Hillside.	Steep slope.
Site Soil Conditions Ignore	Good soil for support and drainage.	Good support, poor drainage.	Marginal for support and drainege.	Supporting soli is deep; poor drainage.	Solid rock or clay.
Site Work Ignore	No grading or site drainage work.	Some grading to improve drainage.	Moderate grading /drainage work; low wood retaining walls.	Extensive shallow grading/drainage work; concrete block retaining walls.	Extensive deep grading/drainage work; poured concrete retaining walls.
Site Paving Ignore	No site paving.	Some walk paving.	Walk and patio paving.	Walk and driveway paving.	Walk, driveway, terrace paving.
Building Demolition Ignore	Little or none.	Limited to interior walls and ceilings, some soffitts.	Moderate; above grade only.	Extensive above grade only.	Extensive above grade with foundation demo; pulling down upper story.
Condition Of Remaining Construction Ignore	Very good, no work needed.	Some minor repairs and refinishing needed.	Fair; limited dryrot repair and refinishing needed.	Minor foundation and limited dryrot repair.	Extensive foundation repair; extensive dryrot repiar and refinishing.
New Foundation Construction Ignore	Concrete slab with thickened perimeter.	Spread footings with low concrete block walls.	Spread footings with low low poured concrete walls.	Pier and grade beams.	Pier and grade beam with poured concrete retaining walls.
Earthquake Resistance Ignore	Building code minimum.	Plywood shear walls as needed.	Plywood shear walls and metal framing connectors.	Steel moment frame at lower level and plywood plywood share wqalls above.	Steel moment frames and other structural steel fabricating.

Building Shell and Exterior Finish

Item	1 Under $200/sq. ft.	2 $200-$300/sq. ft.	3 $300-$400/sq. ft.	4 $400-$500/sq. ft.	5 Over $500/sq. ft.
Ground floor construction Ignore	Slab on grade	Single-level joists over minimum height crawl space	Single-level joists over varying height crawl space.	Multi-level joists over varying height crawl space.	Multi-level joists over full height basement.
Exterior wall construction Ignore	Straight stud walls supporting 8 ft.high ceilings, and flat or gable roof framing.	Straight stud walls supporting 9 ft. to 10 ft. high ceilings, and flat or gable roof framing.	Straight stud walls supporting varying height flat or sloped ceilings and flat, gable, or hip roof framing.	Straight and curved stud walls supporting varying height ceilings and flat, gable, or hip roof framing.	Straight and curved stud walls supporting varying ceiling and roof shapes. Special rain protection.
Exterior wall finish Ignore	Stained / Painted exterior plywood; wood trim at doors, widows and corners	Stucco on front wall; painted wood or fibre cement siding elsewhere; wood trim at doors, windows, and corners.	Painted stucco all around, stained B-grade wood siding, wood trim at doors, windows, corners, eaves/soffits.	Brick all around, or stained A-grade wood siding, wood trim at doors, windows, corners, eaves/soffits.	Stone, clear vertigal-grain siding or unique finishes, or trim everywher including porches and balconies
Exterior doors Ignore	Brushed aluminum sliding-glass doors.	Powder coated aluminum sliding, painted steel, hinged wood.	Clad-wood sliding glass doors; fibreglass or stained/clear finish hinged wood doors.	Painted or stained wood French doors with standard muntin pattern; or matching side lites.	Clad wood French doors with custom mutins; or matching side lite and transom.
Windows Ignore	Brushed aluminum or vinyl sliding windows in standard sizes.	Powder coated aluminum or good-grade vinyl sliding windows in standard sizes.	Painted/stained wood or fibreglass windows in standard sizes.	Top-grade painted/stained wood or clad-wood windows in standard sizes.	Painted/stained wood, cladwood, or steel windows in custom sizes or shapes.
Roof shape and construction Ignore	Gable or flat, rectangular plan, prefab trusses.	Gable; L-, T-, H-, or U-shaped plan; solid lumber framing.	Simple combination of common roof forms with stick framing.	Combination of roof forms with solid lumber framing; dormers.	Unique roof forms; lumber and steel combinations.
Roofing material Ignore	Asphalt shingles, or built-up	Premium laminated shingles.	Fire treated wood shingles.	Clay/concrete tiles; metal panels.	Slate or other tiles.
Skylights Ignore	Small sized fixed domes.	Large sized fixed domes.	Hand operable small sizes.	Hand operable, large sizes.	Electrical operation; custom sizes.

Interior Finish and Fixtures

Item	1 Under $200/sq. ft.	2 $200-$300/sq. ft.	3 $300-$400/sq. ft.	4 $400-$500/sq. ft.	5 Over $500/sq. ft.
Interior wall construction Ignore	8 foot studs; textured drywall.	10 foot studs; smooth drywall.	10 foot studs with some curved walls; smooth drywall.	2x6 10 foot studs ; some curved walls; smooth drywall.	2x6 curved walls; engineered lumber; plaster finish.
Interior doors Ignore	Prehung paint grade hollow core standard sized doors.	Stain grade hollow core standard sizes.	Paint grade frame and panel standard sizes.	Stain grade wood and glass doors; French doors standard sizes.	Custom sized metal or wood and glass doors.
Interior trim Ignore	Simple painted-wood door molding; drywall cased windows; resilient wall base.	Painted-wood door molding, window sills, wall base; drywall cased windows.	Painted or stained wood door and window molding and wall base.	Complex painted or stained wood door and window molding and wall base.	Custom painted wood moldings; clear solid wood moldings and casings.
Floor covering Ignore	Economy grade nylon carpet and pad; vinyl tiles.	Medium-grade nylon carpet; linoleum or vinyl sheet products.	Hi grade nylon carpet; veneer type wood flooring.	Solid wood in linear pattern; large ceramic tiles, medium prices.	Wool carpet; solid wood in complex patterns; small sized or higher priced larger tiles.
Lighting Ignore	Economy grade surface mount wall and ceiling fixtures.	Medium grade surface mounted; track lighting.	Recessed lighting with some surface mounted sconces, some dimming.	Extensive recessed lighting, pendants, and sconces; extensive dimming.	Custom fixtures, extensive dimming; low-voltage with dimming.
Countertops Ignore	Prefab laminate CT with integral backsplash and rounded front edge cut to length.	Custom laminate CT with integral backsplash; separate back and side splash.	Mid price solid surface, i.e. Corian, in standard colors with eased or rounded edges.	Granite or hi priced sold surfaces in simple shapes and standard edging.	Granite and stone in complex shapes and custom edging.
Cabinets Ignore	Economy grade, prefinished, in standard sizes, including doors.	Mid price prefinished plywood or melamine units, standard sizes, with doors.	Semi custom, full extension slides, modular sizes with doors and 110° hinges.	Custom sizes, mid price doors, 165° hinges, full extension slides.	Custom sizes, custom finished doors, full extension slides, specialty hardware.
Appliances Ignore	Off brand base models. White or standard colors.	Major manufacturer basic models.	Midprice models with some extra features.	Models with many features, custom colors, stainless.	Commercial or European models; 24 inch deep refrigerator.
Kitchen plumbing fixtures Ignore	Economy sink and faucet, low power disposal.	Mid price sink and faucet, mid size disposal.	Cast iron or heavy gauge stainless sink:; expensive faucets and accessories, soap dispenser, etc.	Large size sink, high-end faucet, 1HP disposal.	Farm sink, copper sink, high-end faucet, accessories, custom size sink.
Bathroom plumbing fixtures Ignore	Economy toilet, tub, curtain shower enclosure, no vanity, pedestal sink.	Economy toilet, tub, curtain shower enclosure, cabinet vanity, one sink.	Mid price fixtures, one sink standard vanity, glass tub or shower enclosure.	High end fixtures, one sink custom vanity, glass tub or shower enclosure.	Heated toilet, bidet, two sink vanity, frameless shower enclosure.