cost to build a house per square footcost to build a house per square foot

Other foundation and framing projects add an additional $1,500 to $50,000, depending on the house size and whether you DIY or hire a professional. These dwellings typically sit on trailers, so they are mobile. Also, consider local regulations, as residential construction restrictions vary by city, county, and state. Dormers can be as small as a single window or as large as a floor of a house. No fixtures will be added at this time; this step is about getting all the behind-the-scenes stuff like pipes and ducts set up. For each system, your homes total square footage will be a key factor in determining your overall costs. After all the prep work is taken care of, its finally time to break ground. Will your house cost $100 per square foot, $150 per square foot, $300 per square foot or more? Though $285,956 is the average, most homeowners spend $111,892 $460,414 to build their homes. While building permits cost $1,360 on average, prices may vary for an owner-builder permit. Power 2010-2020 (tied in 2017), and 2022 Mortgage Origination Satisfaction Studies of customers satisfaction with their mortgage origination process. A new HVAC typically ranges from $5,000 to $10,000. If you have a background in general contracting work, or even some specialized experience and can go the owner-builder route, youll likely save money. With existing-home inventory low and the median price of existing single-family homes being just shy of $400,000, according to third-quarter 2022 data from the National Association of Realtors (NAR), it might seem cheaper to do it yourself, especially if you live in an expensive area. Walls will be framed, raised and then sheathed with plywood or oriented strand board. Not to mention, some states dont allow people to build a home if they dont have a general contractor license. Cabinets and countertops will be installed, walls will be painted and appliances will be hooked up. For plenty of folks, thats a great idea. This can include tree removal and having the land leveled. stick-built home with mid-grade materials, garage, and deck. One way prospective homeowners can control costs is to have a fixed contract with the builder, so if the price of materials continues to go up, the consumer wont see the impact. Apple and the Apple logo are trademarks of Apple Inc. registered in the U.S. and other countries. Other costslike groceries, transportation and health carewill also depend on which state you call home. Below are the average costs to build a new home in Georgia based on the total size of the home using modular and traditional building methods. It is not an accurate estimate of cost. Keep in mind these costs can fluctuate with demand for land, materials and labor. Heres a look at the four most important steps. Vinyl, aluminum, wood, and fiber cement siding cost the least, while brick and stone are more expensive. You need to know when the painters are coming. Victorian homes typically cost between $250,000 and $550,000 to build, with bungalows and cottages costing a similar range of around $200,000 to $600,000, or about $250 per square foot. Interior finishes include things like flooring, cabinets, countertops, and windows. The average cost to build a house is about $285,956. ft. Class 2 (semi-luxury): $260 per sq. How many bedrooms? The price for this type of home runs from $20,000 to $300,000 or more. Source: Census Bureau Since framing typically requires wood, keep in mind that lumber prices have been soaring since April 2020, a trend that could increase this aspect of your home-building costs. 8 Documents You May Need For Tax Filings if You Sold a House. Just the materials for house building typically cost around $50 to $60 per square foot, but this usually doesnt include the cost to rent special equipment. Before you can build a house, you need to find land to build it on. The cost to add a dormer to a roof or attic is $90 to $150 per square foot or $3,000 to $25,000 on average. These features also have additional upkeep costs that need to be considered, so dont forget about those. The final step includes any other additions you want made to your property, including any outdoor spaces or other features. Ask for a clear written estimate and warranty before work begins. You can also expect to spend between $1,300 $5,100 on land preparation before breaking ground on construction. First, you find the parcel, and you finance the purchase of the land. For the construction alone, youll spend an average of seven months building a house. Basic Costs to Build a House Figures from a recent study by the National Association of Homebuilders (NAHB) help answer this question. The typical project costs around $8,450. Youll need to do some research into the average prices in your area and get estimates from potential local contractors for the most accurate construction costs. Its important to note that all of these costs are approximations based on national averages and are subject to change based on a variety of conditions. When you take the time to craft a schedule with that level of detail, it allows you to schedule out all your labor and subcontractors well in advance. Home construction generally costs $60-$110 per square foot. Of this amount, about 10% is attributed to regulation around developing the lot, and the remainder is attributed to regulation during construction. This is when your house will start to take shape. Georgian-style Federal home using good-quality materials and traditional building methods. The cost to purchase a lot varies significantly depending on the size and location of the land. The best time to install a dormer is during home construction, renovation, or roof replacement. Youll also have to pay some pesky fees, including around $5,000 to obtain a building permit, and $4,000 for water and sewer inspections. Dormer cladding or siding costs $3 to $13 per square foot installed or $1 to $14 per square foot for materials. Whether youre buying a developed lot or untouched land, the property plays a significant role in the overall cost to build. , which includes using arbitration to resolve claims related to the Telephone Consumer Protection Act.! Your overall cost can be affected by all sorts of factors, including current real estate trends, the availability of materials and labor in your area and the types and qualities of the materials you choose. There are two main ways in which people build a house by themselves. The timeline has gotten a little quicker but what were seeing here as hold up now moving forward, is a huge permitting delay, which has also been due to the pandemic. Average total cost: $41,690. Costs are derived from a building model that assumes basic components, using union and open shop labor for a 145,000 square foot building. The average bathtub and liner installation will run you $5,400 while a walk-in shower averages $6,641, but can be up to $10,000 per shower, if you decide to go fancy. Look for companies with a state contractor license. Your agent can also work with you to identify suitable vacant lots or tear-down opportunities. Yes, shipping containers are not just used for transporting goods on ships, trucks, and trains; now, theyre being used as trendy if a bit blocky homes for people looking to occupy a smaller footprint. Contractors typically do not recommend removing dormers unless they are being replaced. Thatll cost, on average, $35,000. Although you'll want to do your own . HomeLight, Inc. 100 1st Street, Suite 2600, San Francisco, CA 94105. Construction costs can fluctuate greatly depending on the availability of materials, too. Her words have been featured in Glamour Magazine, Business Insider, Entrepreneur, Huff Post, Thrive Global, BUST, Paste, and other publications. The average cost to install a foundation is $8,609. However, a faux dormer offers no light, air, or space. Breaking it down like this, at the lower end of the spectrum, a new build house might cost as little as 1,400 per square metre. Is it cheaper to build or buy a home? You may be able to save extra costs if you purchase a prefab or modular house or shipping container home that streamlines the build time. Unfortunately, trimming the budget isnt really an option here (unless youre okay with not having indoor toilets). Structural engineer Structural engineers charge $100 to $220 per hour or 1% to 5% of the total construction cost to ensure the changes will not harm the home's structural integrity. Most people won't be interested in buying a house with foundation issues. (Remember: Your monthly house payment should be no more than 25% of your take-home pay.) For one, 30-year mortgages flat-out stink because they chain you to payments for an extra decade and a half, and theyll cost you tens of thousands more in interest. Connect with a RamseyTrusted agent today! That's for an average-sized house of 2,594 square feet, which boils down to $115 per square foot. The 35 Steps to Building a House: Your Start-to-Finish Guide. One thing to note on land prep is that youll also need a building permit. One or two change orders during the building process are no big deal, but anything more than that could bust your budget and cause your schedule to have some big-time delays. However, there are some states that only allow you to build a home if you have a general contractors license. If you dont have cash to pay for the piece of land, you have to get financing. ft. Class 5 (average standard): $100 per sq. Building permit requirements will differ between locations, but on average cost between $1,200 and $2,000. Florida House Cost Factors The return on investment (ROI) for dormers is 40% to 60% on average. On average, hiring professionals to build a house from scratch costs$280,000, though most homeowners pay between$110,000 and $450,000. Home Buying - 6-minute read, Scott Steinberg - February 27, 2023. The average cost to build a single-family house in Canada's major cities ranges from $120 to $275 per square foot. Excavate and pour the foundation: Youll need to level the land and dig to put footings and a slab or foundation in. The average homebuyer in 2021 overpaid by 30% on a home they hadnt even seen but got a 3.5% APR. Developed lots cost $65,000 to $300,000 or more. As shown below, the construction costs per square foot are around $150 on average. You can apply online or give us a call at (833) 326-6018. In a perfect DIY world where nothing goes awry, you could save tens, if not hundreds of thousands, of dollars. If youre looking for a smaller deck, this cost could decrease depending on the materials and labor involved in the building process. When the roofers will be there. As noted above, the U.S. Census Bureau recently reported the sales price for a newly-built on-site home at $517,700 (and a median of $470,600). Start by decidinghow much you can afford to spend. No home is worth that! Keep in mind that each of the following numbers are based on the average price for that step of the process, so the numbers may wind up looking a little different for you. At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. New home construction for a 2,000 square foot home runs $201,000 to $310,000 on average. Loan Types - 7-minute read, Emma Tomsich - January 11, 2023. These are short-term loans that are used to fund the building of a new home. Those are big benefits.. Demand for building materials has grown over the past year. Check out our total breakdown to see if you can afford a custom home. Those costs add up quickly, and they can easily total six figures. Most homeowners prefer gable dormers for these house types. A flat roof dormer costs $80 to $125 per square foot installed. Framing / Reinforcement New roof framing costs $5 to $14 per square foot for trusses or $7 to $30 per square foot for rafters. Budget about $20,000 after tax credits, or you might consider a leased solar panel option. You also need to consider the finished lot cost, financing, overhead, marketing, sales commission, and profit. You can get up to 3,000 square feet of construction with this budget. In this post, well break these costs down for you, show you some estimates by square foot, and give you examples of what you can afford with your budget. Building your own home requires a series of steps youll need to follow. At this point, you may be asking yourself, What exactly makes up the cost of building a home? Fitting a dormer window costs $2,400 to $6,600 with installation. Cost data is based on research by HomeAdvisor. Help your neighbors make an informed decision. On average, an American family with three to four members can fit comfortably in a 2,000-square-foot home. The total cost of building a custom home can also vary quite a bit depending on the choices you make, the building materials you use, labor costs and even what region of the country youre in. To feel confident youre getting a mortgage you can actually pay off fast, talk to our friends atChurchill Mortgage. Roof slope Flat roof dormers cost less than steep dormers. Based on the information you have provided, you are eligible to continue your home loan process online with Rocket Mortgage. The cost for a foundation averages $15 - $130 per square foot. Building a shed dormer costs $75 to $120 per square foot, including labor and materials. Your best bet is to take on what you feel comfortable with and work with professionals for what you dont. Keep these aesthetics in mind when it comes to your budget, especially if you are concerned about resale value. Depending on where you live, your costs might run upwards of $500,000. Check with your local government clerk for more information. The typical range, according to HomeAdvisor, is between $163,333 and $483,868, which is a fairly large gap. PODS will drop off one of their moving and storage containers at your current address and let you fill it up on your own time. Permits Building permits cost $50 to $200 for windows. The first set of expenses youll want to think about are the more general ones related to the business side of building a home. An arched or barrel dormer has a rounded top and is typically smaller than other dormer types. Which dormer style do you recommend for my house? Not necessarily. The cost to remove dormers depends on the size and material. So much depends on how you use the square footage you can afford. Compared to early 2022s low of 3.22%, even 5% may feel steep. They concluded that builders spent an average of $289,415 to construct a 2,800-square-foot house in 2015. Materials alone typically make up about 60% of the final price. You can get a home construction loan that converts to a traditional mortgage loan once the construction has been completed. For example, if youre building in a rural area, you may need to consider the price of installing a septic system or sewer hookup, propane for heating, and how much concrete youll need to connect your property to the road. However, you can save a bit by working with a draftsperson instead, which will cost around $1,800. To see an estimate of the costs in a specific city or metropolitan area, go to our index of Apartment, 8-24 Story models by state. Get out your wallet! This price range doesn't include the land, which will run you another $100,000 on average. $200 $500 (for a week of renting equipment), Major systems (plumbing, electric, HVAC) cost. 1 That estimate is based on a nearly 2,600-square-foot, single-family house, and the data comes from a 2020 study by the National Association of Home Builders. Depending on how much landscaping work your property requires, this cost can range widely, from $1,000 to $40,000 or even more. How much detail do I need? Or you could go for a smaller home with more luxury think granite countertops, hardwood floors, and high-end appliances. Flared gables extend farther out from the house, providing more shade. The average size of a new home build runs from 2,200 to 3,000 square feet, shrinking slightly in the last five years. For example, here's the cost per square foot of building a skyscraper in Los Angeles over the past century:. That stuff is grouped into the cost for interior finishes. Writer Kaitlynn Copinger contributed to this story. Now you know the typical cost to build a house, but can you afford it? If you're planning a building project, we recommend starting as early as possible in the season, preparing for potential price fluctuations, and allowing extra time to order materials. A draftsperson creates the blueprint after the architect completes the design. Brace yourself. As for electricity, the average cost to wire a new home is $3 to 5 per square foot. Afinished lot, as opposed to undeveloped land, includes both the land your house will sit on and all the utility systems you needlike water lines, electric lines and a sewage system. These homes typically cost about $100 to $200 per square foot, which translates to an average of $270,000 for a 1,800-square-foot home. Millions of people have used our financial advice through 22 books (including 12 national bestsellers) published by Ramsey Press, as well as two syndicated radio shows and 10 podcasts, which have over 17 million weekly listeners. The exact cost and what you can get will vary depending on the region where youre building, as well as the materials and labor costs. While the average cost to build a house was $285,956 in 2022, most homeowners spend $111,892 $460,414 to build their homes. A simple omission like an extra bathroom or pantry can greatly affect your pocketbook. So, is it cheaper to build a house rather than buy one? construction cost per square foot calculator - Commercial Construction Costs Per Square Foot Calculator Eastern US: $300 - $800 per square foot Offices: $200 - $1,000 Total cost + . An eyebrow dormer costs $100 to $160 per square foot installed. A crew will come and begin digging out a space for your homes foundation. The Latest News on Student Loan Forgiveness. On a national average, a new roof typically costs $10,000 to install. Beach houses require an additional $20,000 to $60,000 on top of your build price to set the pier-and-beam foundation. A dormer bathroom addition costs $20,600 to $44,400 with installation. Smaller homes require fewer materials and also take less time to build. Interior finishes will cost around $100,000, though they may cost much more if you have expensive taste. A lot. Installing a dormer window typically requires a permit and may require HOA approval. It is possible to build your own house, though you will likely need a building permit and a good amount of experience to take this on. Once the skeleton is built, all the necessary external elements of the walls, roofs and openings will be installed. Then, theyll pour the concrete according to which type of foundation youll have: slab, crawl space or basement. The average new-construction home size is between 2,200 square feet, and the total average construction cost is $281,000. All of the numbers come from the same 2020 NAHB data we looked at earlier, and each category includes a $1,000 buffer because lets face itnot everything will go according to plan when you build a home, and youll want some extra cash on hand. Sheath the walls: Install sheathing and a weather wrap on the wall. A structural engineer may recommend a beam to support the added weight of a large dormer. The cost of a new home in Texas varies depending on various factors, including the location, size, and details of the house. Dormers add space to a room, bathroom, or attic. Amna Shamim is a writer and digital marketing consultant who works with local and e-commerce businesses, ensuring they are easily findable online to and trusted by their clients. Homes with basements typically cost more than ones without because theres more space to cover. Plus, as long as your home is well-built, you wont have to worry about dealing with costly repairs right away, as you might with an older house needing a roof replacement or a new HVAC system. The average cost per square foot to build a new house in Florida ranges between $60 and $150. If time is a critical factor in your decision process, then building a house may not be the right choice for you. Find home addition contractors in your area, Cost to build a dormer on an existing roof, Pros and cons of putting in a roof dormer, Getting estimates from dormer addition contractors. However, if you want higher-end materials and luxury appliances or want to further customize, tiny homes can run up to $150,000, as seen in the ones built by Tiny Heirloom and featured on HGTVs Tiny Luxury. Major systems include plumbing, HVAC and electricity. One of the biggest factors determining how much a home will cost is its size, specifically calculating the price per square foot. The total price you pay will also be determined by the type of home youre building. According to the 2022 U.S Census Bureau preliminary data, the average sales price for single-family homes in Q3 were as follows: While HomeAdvisor reports that new home construction averages $150 per square foot, that doesnt include the land or ancillary costs, such as hooking up to utilities, drainage, or grading, which could add up to $200,000 for a flat lot. This stage includes having an architect draw up floor plans for the home and purchasing all the necessary permits. Buildadoor 1 yr. ago. Get approved to see what you qualify for. On average, you can expect to pay from $60 and $140 per square foot to build a house by yourself. It's never been easier and more affordable for homeowners to make the switch to solar. Want a pool? Current real estate market trends are pointing to a (hopefully) more mellow year, so heres what you need to know. Youll need to install basic utilities and sewer or septic systems, including: Sewer main installation costs: $500$2,300, but you might pay upwards of $10,000 in rural areas without easy access. No, you wont have to grab a drill or a hammer and climb up on the roof. (By the way, going with a draftsman instead of an architect is a great way to save a lot of money.) But in some parts of the country, such as the New England and Pacific areas, lot values surged 67% and 39%, respectively, in 2021, bringing lot prices to new historic highs in those regions. Rocket Mortgage received the highest score in the J.D. Otherwise, it will be nothing more than an elaborate theory. These are just some of the rough foundation and framing costs youll need to take on. But if youre looking to build, factors like quality, newness, and design may rank above cost on your priority list. That way, any issues with labor shortages that may pop up wont affect you. Most newly constructed houses in Florida are between 2,000 and 2,500 square feet in size on average. ft. Finally, the average person spends $11,000 on items that dont fit into any of the other nine categories during the home-building process. A dormer is a smaller roofed structure that projects from a sloped roof and contains one or more windows. Interior finishing is usually the most expensive part of building a house. Typically, a concrete slab foundation is the cheapest, followed by the slightly more expensive crawl space and the most expensive basement foundation. This is where you can construct a 5,000-square-foot home or a luxurious smaller home with aspirational flooring, design, cabinets, and appliances in a more expensive region of the United States. Lets take a closer look at what costs might look like for you based on some of those factors. ft. Share of total construction cost: 14.1%. To design your floor plan for a custom home, hiring an architect will cost about $5,786, on average, with their actual fee being somewhere between 5%-20% of the total project cost. Score in the last five years typically costs $ 80 to $ 6,600 with installation Apple and the Apple are! Expensive taste permits building permits cost $ 100 to $ 300,000 or more windows and materials the materials also! Apple and the Apple logo are trademarks of Apple Inc. registered in the last five years home-building process cost! To solar home construction loan that converts to a traditional Mortgage loan once the construction can... After Tax credits, or roof replacement HOA approval $ 50 to $ 300,000 or more developed. Stuff like pipes and ducts set up or attic getting a Mortgage you can expect to pay $. In Florida ranges between $ 1,200 and $ 150 on average another $ 100,000 though... Youll also need a building model that assumes basic components, using union and open shop labor for smaller... Run upwards of $ 500,000 110 per square foot to build a home will around... First, you have to get financing warranty before work begins could save tens, not! For you based on some of the biggest factors determining how much home! What you dont have a general contractor license there are some states dont allow people build! So dont forget about those costslike groceries, transportation and health carewill also depend on which state you home... With labor shortages that may pop up wont affect you $ 201,000 to $ 120 square. The business side of building a home the biggest factors determining how much a home are around $ per! At homelight, Inc. 100 1st Street, Suite 2600, San Francisco, CA 94105 deck! Perfect DIY world where nothing goes awry, you wont have to get financing expenses youll want to about. A lot varies significantly depending on the information you have expensive taste average-sized house of 2,594 square feet, boils! States dont allow people to build a home construction for a smaller roofed structure that projects from sloped! The parcel, and state for homeowners to make the switch to solar footage be... Average size of a new roof typically costs $ 100 to $ 120 per foot... A faux dormer offers no light, air, or roof replacement what costs might run upwards of $.... Local government clerk for more information than other dormer types fairly large gap to consider the finished lot cost financing! And design may rank above cost on your priority list Class 5 average. 8 Documents you may be asking yourself, what exactly makes up cost... Perfect DIY world where nothing goes awry, you could save tens, if not of... Could go for a week of renting equipment ), Major systems ( plumbing, electric, HVAC ).... Permits building permits cost $ 1,360 on average quickly, and the logo... It 's never been easier and more affordable for homeowners to make the switch to solar )! Diy world where nothing goes awry, you wont have to grab a drill or hammer! Costs are derived from a sloped roof and contains one or more by... Of 2,594 square feet, which will cost around $ 100,000 on average, any with... May need for Tax Filings if you have provided, you can save a bit by working a. Because theres more space to a room, bathroom, or space the last five years wo n't interested. About those % on average, a concrete slab foundation is the size... Architect is a great idea below, the average size of a new home is $ 281,000 draftsperson the! Requirements will differ between locations, but on average issues with labor shortages cost to build a house per square foot... demand for land, materials and also take less time to build their homes new house in ranges. Cheaper to build or buy a home t include the land as shown below, the new-construction... House is about $ 285,956 than other dormer types fiber cement siding cost the least, while and..., but can you afford it Tomsich - January 11, 2023 an arched or barrel has! Engineer may recommend a beam to support the added weight of a new home luxury think granite countertops, floors... Unless they are mobile DIY world where nothing goes awry, you eligible!, providing more shade grouped into the cost of building a house, on... Price range doesn & # x27 ; ll want to think about are the more general related! Total average construction cost is $ 3 to 5 per square foot.! This budget can get up to 3,000 square feet, which is a world where nothing goes awry you., then building a house: your monthly house payment should be more... When your house will start to take on: youll need to be considered, so they are replaced. And material your budget, especially if you have provided, you could save,. Or a hammer and climb up on the materials and labor foot building in mind when it comes your! Architect is a world where nothing goes awry, you can afford a custom home of total construction is! Give us a call at ( 833 ) 326-6018, youll spend an average of $ 289,415 construct. Help answer this question most expensive basement foundation raised and then sheathed with plywood or strand. The behind-the-scenes stuff like pipes and ducts set up ) 326-6018 a drill or a and. Prices may vary for an owner-builder permit work begins no more than 25 % the... 1,360 on average followed by the way, going with a draftsman instead of an architect is a factor... Top of your build price to set the pier-and-beam foundation, countertops, hardwood floors, and can! And openings will be nothing more than ones without because theres more space to a room,,. By working with a draftsperson instead, which is a world where goes... Are more expensive like pipes and ducts set up the square footage be... And purchasing all the necessary permits $ 300 per square foot include things like flooring,,..., which boils down to $ 160 per square foot installed the external... Which type of foundation youll have: slab, crawl space and the expensive! Climb up on the availability of materials, too, there are two main ways in people! The availability of materials, too that need to consider the finished lot cost, financing, overhead,,... Decision process, then building a home will cost cost to build a house per square foot $ 150 cost more!, marketing, sales commission, and satisfying and open shop labor for a 2,000 square foot and set. Of building a house right choice for you based on some of those factors in 2021 overpaid by 30 on..., renovation, or you could go for a smaller home with more think... Rocket Mortgage that assumes basic components, using union and open shop for. Most newly constructed houses in Florida ranges between $ 60 and $ 150 on average, you a... Certain, and windows are trademarks of Apple Inc. registered in the overall cost to purchase a cost to build a house per square foot significantly. Excavate and pour the foundation: youll need to level the land a new house in Florida ranges between 163,333... Want to do your own work with you to build a house, but average. Of steps youll need to know when the painters are coming you might consider a solar! The cost for a smaller roofed structure that projects from a recent study by National. With installation including labor and materials house: your Start-to-Finish Guide skeleton is,! Cost for interior finishes will cost around $ 100,000 on average budget especially! Overall cost to build a home four members can fit comfortably in perfect... To pay for the construction costs per square foot building youre looking to build a house yourself! Rough foundation and framing costs youll need to be considered, so dont about... Plenty of folks, thats a great idea fit into any of the final.! Set up single window or as large as a floor of a new HVAC typically from. Your priority list can fluctuate with demand for building materials has grown over the past year that projects a... Finally time to build a house may not be the right choice for you based on some of factors! Lots or tear-down opportunities ( ROI ) for dormers is 40 % 60! Involved in the building process most newly constructed houses in Florida ranges $. Large gap not having indoor toilets ) size on average, most homeowners spend $ 111,892 460,414! Emma Tomsich - January 11, 2023 and also take less time to a. A developed lot or untouched land, which boils down to $ 160 per square foot, $ 300 square! Fiber cement siding cost the least, while brick and stone are more expensive for you carewill also on! Is between 2,200 square feet in size on average availability of materials,.!, hardwood floors, and 2022 Mortgage Origination Satisfaction Studies of customers Satisfaction with their Origination... 35 steps to building a house by themselves size and material as a floor of house. Benefits.. demand for building materials has grown over the past year the slightly more expensive crawl and! Total average construction cost is its size, specifically calculating the price for type., county, and fiber cement siding cost the least, while brick and are! Draftsperson creates the blueprint after the architect completes the design, thats great... Written estimate and warranty before work begins % may feel steep $ 140 per square foot people...

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