Seattle remodel/addition advice
We are (well, now, maybe) doing a pretty major addition/remodel in Seattle.
- 380 sf 2 bedroom addition consisting of a room in our daylight basement and a main floor bedroom directly above it. 40" of the basement is underground when standing in the basement, so more excavation than just for a crawl space will be required, as is wrecking and rebuilding the egress steps out of the basement.
- Adding a 7x9 3/4 bath in existing floorspace
- Remodeling 130 sf kitchen. We have not selected cabinets yet but have three bids all in the 14k-17k range. Appliances/kitchen plumbing fixtures price out to 5k (keeping our existing fridge, mostly GE appliances, no gas). One perhaps atypical line item here is removing the existing drop ceiling.
- This all includes 8 new exterior windows plus two exterior doors that have been bid to 11k. These are not really the windows we want but the WA state energy code is a difficult beast.
The humorously monikered Control Estimate has substantially ballooned to 300k, including markup and sales tax but not architect, engineering, or permitting, on a time and materials proposal.
When you read addition costs you generally see something like "$75-$200 per sf, depending on where you live" but I do not know how much higher that goes, whether people include markup and sales tax, etc. Allowing 140k for the kitchen and bath, which seems absurdly high, that puts the addition at 160k or more than $400/sf, which also seems quite high.
Is this completely bonkers? Any answers/suggestions would be appreciated. Not sure if this is the best forum for this, if there is another more suitable forum here or on another site I would appreciate those suggestions as well.