Can you explain why a house built in 2005 needs a rewire?
KMS, I can't answer for Joy, but a friend of mine built a house in 2005. Chinese drywall was installed. The sulpur in the drywall generates a vapor that corrodes exposed metal, taking its toll on electrical outlets/junctions and A/C units to mention a few. Since she mentioned "Chinese drywall" abatement, I'll bet that's what she's dealing with.
Well that's exactly it. The house was built with Chinese Drywall and the owner is trying to sell the house for 200,00 as is. However, I've been doing my research and I've heard about the horrible disadvantages to having a house built with CD. Not only that, the house has been on the market for about a year and some change... But, I figure during negotiations I would see if he could pay for the electrical rewiring and replacing the carpet, while I would pay for the Fished Drywall. Now, if those terms are on the table, I was going to negotiate for a lower price. This would be my first home and well I figure if I am eventually going to put money into a house with out problems now, who's to know what issues that house might have later. All in all, it's good to know weather I decide to get this house or not. I don't want to be taken advantage of.
Joy, my friend, has a 2,000 sq.ft. home which will have to be completely rewired and re-drywalled. He ate a $3,000.00 charge for rebuilding his A/C, as he was unaware of the dry wall issue. His last bid for dry wall abatement was $75,000.00. His house was on the market, before he learned he had the CD. The options are to secure bids for complete repair/replacement of all impacted, or insist the current homeowner handle the abatement. These days many homeowners are STUCK between a rock and a hard place, as banks insist they be paid their mortgage payments and are not willing to negotiate with home owners who were STUCK with this disasterous mess. Good luck with it all.
Sorry meant to include, once the bids are secured for abatement, deduct that from the owner's asking price. It would definitely be a negotiating point.
I don't have all the answers but am more than willing to offer my two or three cents worth.
I don't mean to be the wet blanket, but with the huge number of bargains out there right now, this house would have to be something special to make it worth your while to go thru the hassle to get it livable again.
Having said that, it is too difficult to give a ballpark figure on a house rewire without seeing the house. A simple 3100 SF ranch would be substantially less expensive than a three story with a dozen "cuts" in the room lay-outs...even with the drywall removed.
To remove and replace all the drywall, all the trim comes off as well. I suspect the city may want you to upgrade to current insulation R standards as well since it will all be exposed and accessible. Some of it will have to be displaced in pulling the new circuits anyway.
Perhaps visiting the Newport News Permit Office may be time well spent. It is unlikely this is the first house they have had to deal with since the CD problem was discovered. They can probably offer you some advice. Tim
considering the obstacles that the electrician would have to work around with the house being basically finished. You could be looking at up to $8,000.00 depending on what all extras you wanted to have added.
As a electrical contractor I can basically figure about $3.00 per square foot. For a 3100 sq ft house that is roughly $9300.00. That is a very rough estimate because the estimate would depend on other conditions; such as if anything is salvageable, if there are any obsticles, and possibly if labor costs vary in your area.
I didn't realize that you are just across the bridge from me. If you want to call me at 757-286-4488 I can set up to do a free estimate
I would have to agree with Tim (Hewitt) with the home market being in the dumps I sure there are other "good deals" out there that do not come with so much "baggage"