Two Storey Carriage Home with Double Garage
The below table shows the cost breakdown from low-end to high-end pricing to build a 2-bedroom, 1.5 bath, two storey carriage home with a double garage.
LEGEND:
Required: Identifies the must-have tasks in order to complete a two-storey carriage home with a double garage.
MNBR: “May not be required”. These tasks are not always required, the circumstance will be different for every build.
SHOW / HIDE Feature:
The Show / Hide button in the table below allows you to select or deselect the ‘Required’ and ‘May Not Be Required (MNBR)’ items in the table according to your preferences. The total values dynamically adjust to your selections. In all cases, the tasks marked Required are always necessary.
Low-End $
333,200.00
High-End $
594,800.00
This image is an example of a high-end build, it is for illustrative purposes only.
Disclaimer Notice: General contracting fees are included in pricing. Taxes are not included. These estimates are formulated from years of experience building and renovating hundreds of projects. This table cannot be used as an official guide to your build as every build is different. Due to building material costs such as lumber, pricing may be subject to change.
| wdt_ID | wdt_created_by | wdt_created_at | wdt_last_edited_by | wdt_last_edited_at | Task & Details | Low-End | High-End | Required or MNBR |
|---|---|---|---|---|---|---|---|---|
| 1 | kelly | 16/02/2024 01:11 PM | kelly | 21/02/2024 04:50 PM | Permits and time to create the plan. |
3,000.00 | 3,000.00 | Required |
| 2 | kelly | 16/02/2024 01:11 PM | kelly | 21/02/2024 04:51 PM | Drawings by a draftsman to submit to the city. |
3,600.00 | 6,600.00 | Required |
| 3 | kelly | 16/02/2024 01:11 PM | kelly | 21/02/2024 04:51 PM | Potential Geotech requirements depending on the ground/slope. |
3,000.00 | 3,000.00 | Geotech MNBR |
| 4 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:29 AM | Phase 1. Exterior only. Electrical panel upgrade. The pricing depends on where the transformer is located in relation to the house, have the power lines been run underground yet? Will you be the first underground wires on your block, if so, you may have to pay for the transformer itself. The city quotes this. |
6,000.00 | 24,000.00 | Required |
| 5 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:30 AM | Water ¾” pipe to 1” upgrade from the street to the home. Most homes in Penticton have to upgrade from the city to the home. The pricing depends on where the water lines run - under a driveway? Where is the city shut off in relation to the house? Does it makes sense to relocate your watermain inside the house? |
7,800.00 | 14,400.00 | Water Pipe MNBR |
| 6 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:31 AM | Demolitions of existing structure. Pricing depends on testing of materials and how it needs to be legally disposed. |
2,400.00 | 6,000.00 | Demolition MNBR |
| 7 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:31 AM | Excavation work to dig the new site. Pricing depends on access, whether you have a fence, the size of it, additional obstacles, roots, rocks, etc. |
6,000.00 | 18,000.00 | Required |
| 8 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:32 AM | Radon barrier. |
3,600.00 | 3,600.00 | Required |
| 9 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:33 AM | Concrete forming and concrete. |
12,000.00 | 12,000.00 | Required |
| 10 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:33 AM | Perimeter drainage. |
4,200.00 | 4,200.00 | Required |
| 11 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:34 AM | Gravel and bedding sand has to be hauled in – machinery and transport costs. Pricing depends on how much is needed. |
3,600.00 | 7,200.00 | Required |
| 12 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:34 AM | Phase 1. Plumbing & gas requirements for the new structure. Exterior. Rough-in only. |
6,000.00 | 6,000.00 | Required |
| 13 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:35 AM | Framing and trusses. This is the second inspection by the city. |
18,000.00 | 30,000.00 | Required |
| 14 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:35 AM | Phase 2. Plumbing and HVAC ran throughout the structure. This is the second plumbing inspection. Running all of the pipes and ducting inside. Pricing depends on if you're adding AC, ductless split units. If baseboards heat, it will be less but electrical costs will be more. |
12,000.00 | 30,000.00 | Required |
| 15 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:36 AM | Phase 2. Electrical work ran throughout the structure. Pricing depends on baseboard heat or furnace? How many light fixtures? |
12,000.00 | 18,000.00 | Required |
| 16 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:37 AM | Insulation installed. Pricing depends on type. (Blow in? Spray? Batt?) and how much. |
9,600.00 | 18,000.00 | Required |
| 17 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:37 AM | Window and doors. Pricing depends on how fancy you get and how many. |
14,400.00 | 24,000.00 | Required |
| 18 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:38 AM | Double garage doors. Pricing depends on your style choices. |
7,200.00 | 14,400.00 | Required |
| 19 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:39 AM | Drywall boarding and taping. Pricing depends on how many rooms and details. Are we finishing inside the garage as well? |
12,000.00 | 24,000.00 | Required |
| 20 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:39 AM | Priming and painting. Pricing depends on how much and number of colours, how much trim and doors to paint. |
6,000.00 | 12,000.00 | Required |
| 21 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:39 AM | Flooring. Pricing depends on material. Leaving garage as concrete. |
6,000.00 | 12,000.00 | Required |
| 22 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:40 AM | Bathroom. Pricing depends on style choices and finishing. |
18,000.00 | 30,000.00 | Required |
| 23 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:40 AM | Kitchen cabinets, sink, countertops. Pricing depends on style choices and finishing. |
24,000.00 | 36,000.00 | Required |
| 24 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:41 AM | Lighting. Pricing depends on style and amount. |
1,200.00 | 5,400.00 | Required |
| 25 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:41 AM | Baseboards and trim and window casings. Pricing dependds on size and details. |
6,000.00 | 9,000.00 | Required |
| 26 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:42 AM | Roof. Pricing depends on materials and pitch. |
12,000.00 | 18,000.00 | Required |
| 27 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:42 AM | Siding - Vinyl or Hardie. Pricing depends on which you choose. Vinyl is cheaper, Hardie is nicer but more money. |
24,000.00 | 48,000.00 | Required |
| 28 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:42 AM | Soffits and gutters. Pricing depends on height and colour. |
9,600.00 | 14,400.00 | Required |
| 29 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:43 AM | Exterior window and door trim. Pricing depends on how many. |
6,000.00 | 9,600.00 | Required |
| 30 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:43 AM | Walkways, stairs, railings. A walkway is required for carriage homes from the front street for emergency services. Pricing depends on length and materials required. |
12,000.00 | 36,000.00 | Required |
| 31 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:44 AM | Landscaping. Pricing depends on sizing, materials and details. |
6,000.00 | 24,000.00 | Landscaping MNBR |
| 32 | kelly | 16/02/2024 01:11 PM | kelly | 23/02/2024 11:44 AM | Driveway. Unless there are parking regulations from the city this may not be required. |
6,000.00 | 24,000.00 | Driveway MNBR |
| 33 | kelly | 16/02/2024 01:11 PM | kelly | 19/02/2024 10:32 AM | General Labour. |
50,000.00 | 50,000.00 | Required |
| Total: $ 333,200.00 | Total: $ 594,800.00 |