Is $22,000 to repair back porch support posts a fair price?

This quote covers a comprehensive home addition and remodeling project, including an office and patio addition, along with various interior and exterior renovations. The project includes: **General & Planning:** - Engineered Plans: Provided by Top Homes Construction for exterior addition. - Architectural Drawings: In-house architect to draw 2D elevations and drawings (free of charge). - HOA Approval: Client to provide written approval if applicable. - Soil Compaction Test: Provided by Top Homes Construction if required. - Framing: All framing requirements put in place by architectural and engineered plans, completed by experienced framers. - Survey/Plot Plan: Client to provide for county submission. - Existing Home Builder Info: Client to provide for siding and roofing matching. - Site Cleanup: Daily cleanup included. - Costs Included: Material cost, labor, and permit. **Demolition:** - Front Steps & Pad: Removal of current front steps and pad. - Screen Room: Removal of front screen room. - Door Removal: Door leading to dining room removed for French door installation. - Window Removal: 2 windows from front of home, 1 window from laundry room. - Water Heater Removal. - Roof Removal: Small pad on front porch roof. **Foundation:** - New Block Foundation: 8x30 foundation built. - Slab: Compact filled and poured 4" slab for new front porch. - Roof Slope: Low slope roof from home corner to new addition for office room. - Office Space Extension: 10x10 extended office space (flush with new front patio). - Office Slab Addition: 100 sqft. - Front Patio Addition: 240 sqft. **Framing:** - Addition Framing: Follows architectural and engineering plans. - New Office Framing: 10x20 office (200 sqft), including all stud walls and baseplates. - Window Openings: Framing for 2 window openings (1 double window single hung front, 1 single-single hung window side). - Gable Roof: Framing to attach to existing roof. - French Door Entrance: Framing leading to dining area. - Ceiling Height: Estimated 8-10 feet. - Laundry Window: Removal and framing for siding replacement. - Porch Posts & Roof Structure: Framing for front porch and roof structure attaching to home. - Total Added Built Space: 440 sqft (200 heated living space, 240 patio space). **Windows:** - Stationary Fixed Window: Removed and new installed at front of house. - Double Vinyl Single Hung Window: Installed after removal of old single windows. - New Double Single Hung Window: Installed at front of office space. - New Single Single Hung Window: Installed on left side of office. - Window Rating: Vinyl DP-50 rated windows. **Exterior Finishes:** - Patio Posts: Hardie wrapped and painted posts. - Roof Shingles: To match existing home. - Soffit Ceiling: Vinyl soffit ceiling with vented soffit on overhangs. - Office Siding: Vinyl siding on exterior of addition. **French Doors:** - Client will provide door of choice. **Electrical & Split System:** - Electrical: Up to code for office space. - Split System: 1 installed to cool and heat office space separately from main home. - Office Lighting: 1 light with fan (client provides fan of choice). - Porch Lighting: 4 can lights. - Tankless Water Heater: Electrical up to code. **Flooring:** - LVP Allowance: Up to $2 per square foot for office space and laundry room. **Insulation:** - Installed where needed in laundry and office space. **Drywall & Paint:** - Drywall & Paint: Office space drywalled and painted. - Vinyl Removal: Vinyl removed in office space, new space drywalled, mudded, and painted. - Paint Color: Flat white paint included. - Hardie Posts: Painted white for patio. **Driveway:** - Area: Approx. 900 sqft, from street to addition and pathway to new front patio. - Material: 3000 PSI 4" concrete slab. - Inclusions: All prep, labor, and material. **Warranties:** - Split System: 10-year warranty for cooling and heating. - Workmanship: 1-year warranty. - Manufacturer Warranty: On windows, siding, and shingles (range from 15-year to lifetime).

This quote is to replace the covered front porch, including demo, new stucco work, concrete, and building the new porch structure. - Cover surrounding plants with plastic - Demo and remove old porch (posts, beams, roof) - Remove all loose stucco and prep for repairs - Concrete crew will demo broken/shifted floor and steps New Stucco Work (Front of House Only): - Cover all floor areas being worked on - Pressure wash and chisel off all loose stucco - Seal cracks and holes - Apply base coat of FOAMTEK (ASF coating + fiberglass mesh) - Apply final stucco layer using COLORTEK by Omega (after porch completion) - Use Omega Rapid Prime Acrylic Primer - COLORTEK Finish Options: Coarse, 16/20 (recommended), 20/30, 30/30 Demo, Prep, Frame, and Pour New Top Layer Concrete: - Demo existing stairs (entry and driveway) - Demo cracked entrance landing section - Drill and install rebars into old concrete - Install forms, apply cement primer, and pour new concrete top layer + steps - Ensure proper slope away from house - Haul away all debris and clean up Build New Porch (Match Existing Design): - Use new treated lumber: (4) 6x6 posts, 4x10 or 4x12 headers (ceiling joists), 2x6 exposed rafters - Install ¾” waterproof outdoor plywood - Install new shingles (color of choice) - Install metal flashing along house wall and roof edges - Use Simpson brackets for structural security Final Stucco Painting & Cleanup: - Paint all exposed wood and stucco with Dunn Edwards Exterior Dura Shield - Full cleanup of all construction debris - Arrange final walkthrough with homeowner Subtotal: $23,100.00 New Client 5% Discount: -$1,155.00 Additional 5% Promotion: -$1,155.00

This proposal outlines the scope of work for the repair of an upper deck/balcony due to water damage. The work includes comprehensive demolition, framing, masonry, and finishing. - Permit: Pull necessary permit with City of Raleigh - Prep Work: Lay down flooring protection, cover items with plastic, plastic off work area - Demolition (Work 1): - Remove existing siding/boxing materials as needed - Remove existing handrail and pickets - Remove existing non-load bearing columns (8) on front porch and balcony - Remove existing beaded board and subfloor of balcony - Remove existing soffit material underneath balcony area - Cut back ceiling sheetrock to expose bearing point of cantilevered joists - Remove existing band with significant water damage - Note: If upon drywall removal any walls are load bearing, an engineer site visit will be required with a change order fee. - Framing and Masonry (Work 2): - Sister all existing 2x10s on balcony (from bearing point to band) to achieve full cantilever - Install new 2x10 band on end of cantilever - Install new handrail to code using new 2x4 pressure treated handrail and 2x2 pressure treated pickets - Add 2 new 6x6 pressure treated posts on balcony ends - Add additional blocking to create necessary cantilever - Add blocking between newly installed floor joists for structural soundness - Add 2 new 6x6 pressure treated posts on first floor porch ends - Install new ¾ advance tech plywood over new sistered joists on balcony - Lumber: All visible lumber to be pressure treated Kiln Dried After Treatment Southern Yellow Pine - Install new beaded plywood ceiling, fascia, and soffit on underside of balcony - Railings: Standard 2x4 & 2x2 wood railings - Plumbing (Work 3): No plumbing included in this proposal. - Electrical (Work 4): If electrical needs reworking for full sister of cantilever, electricians will temporarily disconnect and reconnect wires. - Drywall (Work 5): Replace any drywall cut for joist sistering with ½ sheetrock to match existing. - Tile (Work 6): - Install new durarock cement board backer on top of new advance tech plywood - Red guard all new durarock cement board for waterproof membrane - Install new large format exterior grade tile on porch (homeowner selection, allowance of $3 per square foot) - Install new non-porous grout in homeowner selected color - Finish edges of porch with schluter strip in homeowner selected color - Trim (Work 7): - Reinstall any trim pulled down to cut ceiling inside home - Create trim detail around top and bottom of new 6x6 posts - Stairs, Handrail (Work 8): No stairwork included in this proposal. - Insulation (Work 9): No insulation included in this proposal. - HVAC (Work 10): No HVAC included in this proposal. - Paint and Stain (Work 11): - After pressure treated wood's moisture content is low enough (approx. 1 month), stain or paint new handrail, pickets, and posts (including first floor) with owner selected Sherwin-Williams product. - Includes pressure wash before staining. - After sheetrock installation, prime all new sheetrock with one coat of Kiltz primer and two coats of Sherwin-Williams Pro Mar 400 on ceiling. - General Notes: - Install smoke and carbon monoxide detectors where needed as required by code (if not currently installed). - Price based on non-load bearing conditions unless otherwise stated. - Price does not include relocating unforeseen Electrical, Plumbing or HVAC outside scope. - Any additional engineering will call for a change order. - Flooring, furniture, household items to be protected. - Remodeled area to be sealed off from rest of house with plastic. - All removed items will be donated to Habitat for Humanity unless specified; otherwise, disposed of. - Dumpster and porta-john will remain on site. - Professional cleaning at project completion included. - Permit and Fees included. - All work to meet NC State Building Code.