Suggestions for saving money on our renovation project?

[Marvel2017]

We're moving forward with our garage buildout into a living space and just wanted to see if anyone has input on ways we can save money on the build. Details here (first two pics show diagrams of the general layout) : http://tinyminimalliving.blogspot.com

I'm pretty handy when it comes to home repair/renovation and want to do as much as possible on the build where I can. My wife wants to hire a general contractor but I feel like we could save money by sub'ing out ourself since the project isn't super complicated (any thoughts?) Our plan is to have a pretty nice kitchen and bath just on a smaller scale (at least the bathroom). 3'x3' walk in zero entry shower for example I would like to do myself because I feel like I'll probably be charged the same as if it were a 6'X6' shower just because of the type of shower we're going for.

-How hard is it to put together a kitchen as far as hanging cabinets, etc (I can level and plumb things, shim them up, etc).
-I do plan on having the rough plumbing contracted out (tying into existing sewer, cutting into slab to run drainage, waterline run from main house to garage) but is it hard running pex through the walls if I do most of the interior plumbing and install the water heater tank myself? I feel like the runs will be short and direct so it should be pretty straightforward and there is always you tube.

How hard is it to build a staircase? Any input on that? We would basically be building it against a wall built to replace where the garage door is now and also building a closet underneath. This is probably the most complicated part of the whole build from what I can tell.

Windows - we are adding these in where none exist now so who is the best type person to do an install like this so we don't get leaky windows?

Appreciate any help, thanks!

[thurston howell iv]

I'm in the middle of a full renovation so I think I can speak to some of this...

To save money, obviously, do as much as you can yourself.  The last renovation I did was 12 years ago and I figured this would be no problem. Maybe I'm old but everything seemed to take longer than I expected. Of course, living in your project is also a challenge.

Anyway, I found that hiring some labor for the man-power was often a better use of my time/money for bigger projects. I had things like demolition, clean-up, brush removal, some tile work, etc... Things that I could do but things that they could do at 3-4 times the speed and efficiency.

Bathrooms are easy. Use durock or some sort of concrete based board for your walls, hardibacker for the floors before tiling. I like to use pre-molded fiberglass tub/shower but I've used fiberglass bases as well. Make sure to check and re-check all your plumbing fittings before you seal anything. (I'm not a plumber so I like to test all my connections for several days to make sure that even the smallest leaks can be dealt with before sealing up the walls.) The new fittings called shark-bites are a godsend! No sweating necessary. Not cheap but super easy to work with.

Kitchen is easy. Take your time and design. I actually had Lowes help me with mine. They have great software to help you squeeze every useable inch out of your kitchen.  Check for specials. I got 20% off during a special and another 10% on top of that. It was a nice savings.  As for hanging, just make sure you know where your studs are. Don't expect any wall to be perfectly plumb or square. They never are. Take your time and it will go smoothly.

As for the rough plumbing, I'd probably hire it out as well. It sounds involved.

I've not yet gotten to re-building my stairs. When I get there in a month or two maybe I can chime in...
Good Luck.

[zolotiyeruki]

I'd hire out the sewer hookup, drain rough-ins, and supply from the house.  The rest of the plumbing I'd do myself.  I'm a DIYer and frugal, and I'd be doing everything I possibly could on my own.  I'd hire out the running of the electrical to the garage, but then do the rest of the electrical myself.  Hanging cabinets is no big deal--thurston howell iv is spot on there. 

For saving money on materials, fixtures, cabinets, etc, hit up your local ReStore, Craigslist or Bookoo, etc.  In my area there's a company that does home demolition and allows the public to come and help out. You remove stuff from the house, they save money on labor and disposal, you get stuff for pennies on the dollar.  See if you have a place like that near you.

Building stairs is no big deal, either.  You get three 2x12's, measure everything out, mark the cuts, whip out the circular saw, etc.  There are TONS of websites and videos showing step-by-step how to do it.

I just read through your blog, and you asked for design comments, so... :)

--I like how you're using vertical space to fit in two levels, and I definitely think you chose the best of the 3 plans.
--If I were you, I'd make sure there's at least 12" on either side of the bed in the master bedroom.  Not just for convenience when making the bed, but just getting in and out of bed is gonna be a massive pain in the neck.  And it'll be a pain in the neck every.  single.  day.  When you're designing a house for the things you do and use every day, this is definitely part of the daily routine :)
--Have you considered how you're going to get furniture (bed frame, mattress especially) into the upstairs bedroom?
--Have you figured out how you'll get access to the storage area by your daughter's bedroom? I'd avoid having the access through her room, especially as she gets older.  Maybe leave it open to the living area, with a curtain to conceal the opening, with a ladder tucked away in a nook?
--You're right to insist on drawers in your base cabinets in the kitchen.  They're worth the extra expense.
--It looks like you're going for a traditional tank-type water heater.  Is there a reason you're not going for tankless?  With a household of only 3 people, and your limited space, it seems out of place.
--Is that a pot filler over the stove?  Smart :)
--What's your total height inside the garage?  And what's the ceiling height in Anna's bedroom?

[Marvel2017]

Thanks for the great comments and suggestions. Yeah, I think I'll go to Lowe's at least to get a full estimate of equiping the kitchen. I've used sharkbites and yes they are nice. I also have MAPP and can solder as well if copper is needed.

All the electrical is in place and behind sheetrock/insulation so that will involve fishing line (already have tape and most supplies I would need to do all the work honestly which is nice).

We are putting a king in the master (mainly because our daughter sleeps with us and we need the extra room) so a foot on each side will be a challenge but I understand what you're saying. Upstairs we'll have a twin bed and it should fit through the door at top of stairs. And yes I'll probably add access to the space next to the upstairs room to access directly from the living area. I have a ladder.

We are not running gas to the garage and I figure a 30 gallon tank heater (electric) would suffice (we are using a 38 right now in our 1br apt). I did consider using point of use electric instant heaters but seems they take up a decent amount of space and there could be volume issues and I would need multiples, seems tank would just be easier. I figure since the runs for hot will be short I may as well do the electric tank (it will be in a climate control area (storage space above bath) as well so it should be pretty efficient). Additional thoughts?

Pot filler was actually nixed. We don't use that much hot water for cooking and we have a electric kettle that boils water SUPER fast that we fill pots with when needed.

Total height at room side of garage is approx 14' and slopes (flat roof) to 12' over the kitchen. child bedroom will be approx 5' in height (no ceiling fan or ceiling lights-sconces and wall fan only :) which is fine for our timeline or she can just duck down if she outgrows it (she's only 2 now so that will be a while haha).

[zolotiyeruki]

Thanks for taking the time to explain.  I still think you're nuts for not giving yourselves any room on either side of the bed.  (I also think you're nuts for having her sleep in bed with you at age 2, but that's a whole other topic :) )  Will you downsize to a queen once she's in her own bed?  A queen would give you 10" of space on either side of the bed--still awful tight, but it might be workable.

Also, how long do you plan to live in this place?  I'd be worried about how a teenage girl will feel about having a very small bedroom and nowhere else she can be alone in the house.  And resale value might be an issue as well.

On that thought:  This may be a silly question, but could you lift the roof on the garage by a couple feet?  (lift it up, frame the walls a bit higher, set it back down, add siding/trim to the outside)  Sure, it would increase the cost, but not only would it give your daughter a bedroom with a regular-height ceiling, but that storage space would suddenly be tall enough to use as another room if needed (not to mention the additional storage space).  Just thinking outside the box.

Do you have enough electric supply to run a single whole-(tiny)house tankless?

[Greg]

Mounting kitchen cabinets is not too hard if you take your time.  For cabinets that are right next to each other, it can help to attach them together and then mount them as a single unit.  Important things are to securely mount them to framing, and use shims as needed both against the wall and on the floor.

Running pex is super easy, I'd consider doing yourself.  I'd also consider removing any drywall in the way for running plumbing and wiring, in the long run it's easier and you can do a better, safer, better-insulated job.

Stairs aren't too hard, it helps to mock them up on the wall if you've never done them.  Also, there are code requirements for maximum kick height and minimum tread depth.  7-3/4" high max. and 10" min depth if memory serves.  I like to use 2x12 for cutting my stringers, using 3 minimum, and mounting the edge ones to a 2x4 so there's a 1-1/2" gap at the wall for drywall and kickboard to slip in.

[MetalCap]

Greg's got it right.  I'm so mad I wish-washed about doing pex myself for 2 months, delying the bath reno.  Jump in, turn of the water and do it!

As for your other questions it sounds like you CAN do it, just do you have enough time to do everything.  You can always bring in a contractor to do piecemeal parts if you get stuck.  It always helps to know a good carpenter.  If you offer to be his/her lackey, they can teach you a lot!

Good luck!

[Greg]

Forgot to add; if you're hanging upper cabinets, put them up first, much easier than reaching over base cabinets.

[James!]

Are you doing this to code? with permits?

I don't mean to sound mean... but if you have to ask about some of this stuff, I think that indicates you probably shouldn't do it yourself. There is a big gap between being generally handy and competent, and understanding all the details of codes and planning appropriately to execute them all properly. Just my $0.02

[Marvel2017]

In my locality, for work under $25K I can pull permit myself and do the work, it gets inspected etc. I am getting quotes for the plumbing and might do that as a separate thing not sure yet.

[pagoconcheques]

-How hard is it to put together a kitchen as far as hanging cabinets, etc (I can level and plumb things, shim them up, etc).

You can hang cabinets no problem based on what you say here. It is one of those things where a helper comes in really handy as cabinets can be heavy and unwieldy. 

I also suggest a helper for demolition, be careful as that is the phase most likely to result in injury.