Costs Book

Construction Costs Handbook for Taos NM

Mid-2007 Bulletin: it's been a year since these costs were compiled, and costs on average have risen about 10%. It's a time to be careful - home sales prices have leveled as building costs have grown, narrowing loan-to-value ratios and making financing more difficult. You should be prepared for a 10% increase over the next year, though anything higher than that seems unlikely.
Look for the 2008-2009 Handbook in the spring of '08!

Introduction

As of mid-2006, we’ve just seen two years of the most rapid construction cost increases in memory: approaching 100% in some sectors! The causes are myriad: China and India, among others, have competed for concrete, oil and raw materials even as our own nationwide housing frenzy has driven up prices. Katrina has left its mark. It’s an inflationary environment in general. And when oil goes up, everything in construction is affected.

At the same time, Taos is catching up with the rest of the U.S. in terms of rising insurance premiums, labor rates, and regulatory requirements. For example, stiffer measures to protect the water table have driven septic systems up 50% in one season. Add to this mix a hot local market and better quality construction, and you have all the ingredients of rising building costs.

The graph below illustrates two trends. First, prices across the board accelerated in ‘04-’05 and then went stratospheric going into 2006. Second, by far the sharpest increases occurred in sectors dependent on oil and metals (eg. electrical, plumbing, concrete) while the costs of adobe and forest products (especially local woods) increased moderately. Right now, buildings featuring adobe and local, natural materials seem to offer the best value.

Percentage Increase in Costs from Baseline

Will this rate of increase continue? Probably not for long. Trends in recent weeks suggest a cooling down of both the national and global economies which should reduce demand and control costs, though not immediately. While I don’t expect prices to drop, or even to level off, I do think we’ll see a return towards more typical annual increases of 5-7%.

Although home sales have softened in ‘06, baby boomers continue to move to Taos, fueling steady real estate sales and construction starts. Taos has witnessed solid, steady growth of the sort which is far less vulnerable to correction than the frothy markets elsewhere in the U.S. Even rising interest rates have not seriously dampened our housing market. Nevertheless, the ground is shifting underfoot, and the times call for caution.

This handbook is intended to provide quick, ballpark answers to questions frequently posed by prospective homeowners, homebuilders, and remodelers. The figures, distilled from data provided by numerous builders, are necessarily approximate: in many cases you could deduct 10-20% for a budget job, or add even more for top-notch work. But we all have to start somewhere, and the data in these pages should be useful as you contemplate a home purchase or construction project. As always, we recommend confirming all costs by thorough research or written bids. Here’s the anatomy of a hypothetical mid-range custom home budget:

In the sections below, items marked with an asterisk (*) are for materials only. All other figures include material and labor. Note that these costs may be subject to contractor’s profit-and-overhead and to New Mexico Gross Receipts Tax. These numbers will be updated periodically and may be viewed on the website: www.archetype-design.com

IThese figures will be updated periodically.

1. General Costs
2. Site Development
3. Unit Costs

4. Plumbing & Heating
5. Electrical Wiring
6. Wall Systems

7. Specialty Systems
8. Landscaping
9. Related Costs

10. About Greenbuilding

p.l.f. = per linear foot
p.s.f. = per square foot

1. General Costs•

Average spec home: $125-$150 p.s.f.
Economy home: $125-$150 p.s.f.
Low-end custom home: $150-$175 p.s.f.
Mid-range custom home: $200-225 p.s.f. and up
High-end custom home: $250 p.s.f. and up
2x6 garage, insulated, slab, stucco, sheetrock: $90-$110 p.s.f.
Typical portal w. slab floor: $65-$90 p.s.f.
Typical carport w. slab floor: $65-$90 p.s.f.
Typical kitchen: $225-$275 p.s.f.
Typical bath: $225-$275 p.s.f.
Typical LR or BR: $100-$125 p.s.f.
Design fees per $100,000: $3,000-$6,000
Permits per $1,000: $2.50-$4.75
Workers Comp insurance: 15-20% of payroll
Contractor profit & overhead: typically 15%
Gross Receipts tax: town 7.5% county 6.3125%
Annual price increases: historically 5-7%,
recently greater

2. Site Development

Water well drilling w. PVC casing: $18-$25 p.f.
- Add for steel casing: $15 p.f.
300’ water well complete: $12,000-$16,000
750 gal. septic for well housing: $1,000
1,000 gal. septic system: $3,000-$3,500
1,500 gal. septic system: $4,000-$5,000
3” sewer line with trench: $6.50-$8.00 p.l.f.
4” sewer line with trench: $7.50-$9.00 p.l.f.
1” natural gas line with trench: $6.00 p.l.f.
1” LP gas line with trench: $6.00 p.l.f.
1” wirsbo water line with trench: $8.00 p.l.f.
1” Sch. 40 PVC w. trench: $7.50 p.l.f.
Primary underground electric line*: $3.90 p.l.f.
Electrical transformer: varies
100amp meter base with disconnect: $800-$1,200
200amp meter base with disconnect: $1,100-$1,400
Secondary underground electric cable*: $3.50-$4.00 p.l.f.
14’ roadway (graded, 6” base course): $12-$15 p.l.f.
18’ culvert (18’x12”): $375-$475
4’ deep utility trench: $3.00-$6.00 p.l.f.
Backhoe/bobcat per hour: $60-$90
Underground telephone line: $0-$2.00 p.l.f.

3. Unit Costs

2’ deep footing trench: $3.00-$6.00 p.l.f.
2’ deep footing trench: $3.50-$6.50 p.l.f.
10”x 24” concrete footings: $12-$18 p.l.f.
8” CMU stem wall, three courses: $20-$25 p.l.f.
Concrete slab including subgrade: $8-$11 p.s.f.
Complete foundations through slab: $16-$22 p.s.f.
Tinted concrete: add $1.00 p.s.f.
Acid stained concrete: add $4.00-$6.00 p.s.f.
11-7/8” joisted TJI subfloor: $8.00-$10.00 p.s.f..
Wall systems: see #6 below
2x4 partitions: $10-$12 p.l.f.
2x6 partitions: $12-$16 p.l.f.
Drywall H” taped/textured: $1.90-$2.10 p.s.f.
Windows*:
-3248 clad casement, lo-e: $375-$425
-economy 3248 clad casement: $175
Skylights: 22”x46” and 46”x46”*: $120/$160
22”x46” operable skylight*: $325
22”x46” Velux roof window*: $750
Solatube skylight*: $300
8” vigas*: $5.50 p.l.f.
10” vigas*: $6.00 p.l.f.
12” vigas*: $7.00 p.l.f.
6x8 roughcut beams*: $3.50 p.l.f.
8x8 roughcut beams*: $5.00 p.l.f.
Ceilings p.s.f.:
-10” viga/herringbone aspen latilla: $11-$15
-10” viga/coved plaster: $12-$16
-10” viga/herringbone roughcut: $10-$12
-10” viga/herringbone T&G: $9-$12
-deduct for 6x8 beams: $1.00
Roof framing: 2x8 sys. with L” CDX:
$8-$10 p.s.f.
Engineered trusses*: $6-$8 p.l.f.
5/8” CDX Roof Deck: $1.50-$1.75 p.s.f
Canale, galvanized flashing*: $325
Canale, copper flashing*: $450
Extended viga canopies, copper: $60-$80
2” rigid polystyrene insulation: $1.00-$1.20 p.s.f.
2x6 batts: $.70-$.80 p.s.f.
R-38 blown-in: $1.10-$1.30 p.s.f.
1” spray foam insulation: $1.15-$1.40 p.s.f.
Typ. insulation package: $2.75-$3.55 p.s.f.
Brai roofing: $1.80-$2.00 p.s.f.
“Pro-Panel” metal roofing: $2.75-3.50 p.s.f.
5” foam roof system: $7.00-$8.00 psf.
26 ga. galv. corrugated roofing: $5.00-$8.00 p.s.f.
Interior chicken wire for plaster: $12-$15 per square yard (9s.f.)
3-coat hardtroweled interior plaster w. wirecoat: $40-$55 p.s.y.
Pigmented plaster add*: $.50-$.85 p.s.f.
Pigmented wax finish add*: $.20-$.35 p.s.f.
Metallic wax finish add*: $1.10 p.s.f.
2-coats paint: $.80 - $1.00 p.s.f.
Stain/seal per 2,000sf house: $12,000-$15,000
Seal/stain wood ceiling: $3.50 p.s.f.
Door finish, 3 coats: $165
Wood window finish, 3 coats: $150
Exterior stucco netting for plaster: 10-$12 p.s.y.
2-coat stucco system w. wirecoat: $30-$36 p.s.y..
3-coat elastomeric plaster system w. wirecoat and mesh: $45 p.s.y..
Super saltillo tile: $7-$9 p.s.f.
Labor p.s.f. for floor tile: $6-$8
1-1/4” brick pavers on slab: $8.00-$9.00 p.s.f.
Flagstone on slab: $18-$22 p.s.f. and up
#2 red oak with baseboard: $12-$15 p.s.f.
Base custom cabinets: $250-$350 p.l.f.
Prep for countertop: $5-$9 p.l.f.
Upper custom cabinets: $200-$250 p.l.f.
Granite/marble slab countertop: $125-$175 p.s.f.
Sandstone slab countertop: $100-$125 p.s.f.
Talavera tile countertop: $12-$16 p.s.f.
Tumbled marble countertop: $15-$20 p.s.f.
Maple countertop: $11-$12 p.s.f.
Corian countertop: $95-$110 p.s.f.
Talavera tile surround: $14-$18 p.s.f.
Tumbled marble tile surround: $15-$20 p.s.f.
Prep surfaces for surround tile: $4-$6 p.s.f.
Typical labor charge for kitchen/bath tile: $9-$12 p.s.f.
Tiled bath nicho: $175-$300
Typ. shower pan: $400-$500
Rwd. deck including posts and railing: $15-$20 p.s.f.
8”x 8” glass block*: $18-$20 p.s.f.
Typ. shower door: $275-$350
Frameless shower door: $800-$1,500
Mirrors: $7-$8 p.s.f.
Closet systems: $15-$50 p.l.f.
Nichos each: $200
Arches each: $300
Pre-hung doors $250-$750 and up, exterior $500-$900 and up
Door hardware $35-$135 and upexterior: $350-$1,000 and up
7’x16’ garage door: $1,200-$2,000
3/4 h.p. door opener: $325
Corner fireplaces: $3,500-$5,000
CMU core for stone fireplace: $7,000-$12,000
Stone fireplace finish: $10,000-$20,000
Woodstove: $2,000-$3,000
Woodstove chimney system: *$300-$500
Gas stove: $2,000-$3000
Stairs, oak: $275-$425 per riser
Anasazi stone veneer: $25-$35 p.s.f.
Cut stone veneer: $40-$60 p.s.f.
Refrigerator: $600-$2,000 and up
Cooktop: $500-$2,000 and up
Double wall oven: $1,000-2,000 and up
Slide-in range: $500-$2,000 and up
Dishwasher: $300-$700 and up
Microwave: $150-$300 and up
Clothes washer: $500-$900 and up
Clothes dryer: $500-$900 and up
Hot tub: $3,000-$7,000 and up
Central vacuum systems: $2,500-$4,000

4. Plumbing & Heating

30 gal. pressure tank: $400-$550*
Water softener: $1,200-$2,500*
Backwashing sediment filter: $800-$1,000*
Cartridge sediment filter: $100-$175*
Reverse osmosis system: $700-$1,200*
Radiant heat 12” centers. tubing only: $1.10 p.s.f.
Hot water baseboard: $10-$12 p.l.f.
Controls/valves per heating zone: $600-$700
Boiler for typical 2,000sf house: $3,500-$5,000
40 gal. hi-recovery hot water heater: $800-$1,000*
40 gal. “Sidekick” hot water storage tank: $1,300-$1,600*
Swamp cooler: $2,000-$2,500
Air conditioning: $18-$22 p.s.f.
Recirc pump and piping for hot water: $600-$800
117 BTU Aquastar water heater: $900-$1,200
Floor drain: $300-$400
Rough-in per fixture: $600-$800
Installation per fixture: $225-$325
Ductwork per bathroom fan: $170-$210
Ductwork per range hood: $225-$325
Frost-free hose faucet: $100-$150
Frost-free standpipe faucet: $200-$300
Typical cast iron bathtub*: $600-$800
Typical tub/shower valve*: $150-$300
Typical shower valve*: $125-$250
Typical lav faucet*: $125-$175
Typical toilet*: $400-$600
Typical 2-basin stainless kitchen sink*$250-$300
Typical kitchen faucet with sprayer*: $250-$400
Typical vitreous lavatory*: $125-$200

5. Electrical Wiring

100 Amp breaker panel: $600-$800
200 Amp breaker panel: $800-$1,200
Rough-in and dacora trim per switch or plug: $80-$110
Rough-in per light fixture or 110.v appliance: $80-$110
220v 50’ to oven or hot tub: $600-$800
220v 50’ to dryer: $300-$400
Typical bathroom fan less ductwork: $90-$110
Typical bathroom fan/light/heater less ductwork: $300-$450
Floor devicesąelectrical or telephone: $250-$300
Central surge protection: $400-$600
Rough-in per doorbell and chime: $250-$350
Rough-in and trim per audio speaker: $150-$200
Rough-in and trim per telephone jack: $80-$100
Rough-in and trim per TV jack: $80-$100
Rough-in and trim per Cat-5 outlet: $95--$115
Typical dimmer installed: $100-$135
Typical recessed light installed: $100-$135
Typical LV recessed light installed: $175-$250
Low voltage transformer installed: $250-$325
Surfacemount light fixture installation: $65-$90
18” closet fluorescent*: $35
Ceiling fixtures, basic*: $20-$75
Wall sconce, ceramic or copper*: $50-$175
Monopoints*: $40-$75
8’ track: $60-$80
Track light fixtures*: $50-$150
Low-voltage track fixtures w. transformer*: $150-$250
Exterior floods*: $40-$50
Bathroom bar lights*: $50-$150
Bathroom valances, copper*: $100-$250
Doorbell and chime*: $40-$125
Ceiling fan*: $150-$300

6. Comparative Costs: Wall Systems
(for 8’ high plaster-prepped wall from slab to and including bond beam:
R-value adjusted to reflect actual performance)

14” rastra $125-$130 p.l.f. (R=40)
12” rastra $120-$125 p.l.f. (R=36)
10” rastra $115-$120 p.l.f. (R=32)
14” adobe with 2” insulation $95-105 p.l.f. (R=22)
10” adobe with 2” insulation $85-95 p.l.f. (R=19)
14” pumice-crete $90-$100 p.l.f. (R=24-28)
18” strawbale with timberframe structure $55-$60 p.l.f. (R=46-48)
2x6 frame, drywall int., plywood ext. $50-$55 p.l.f. (R=19)
2x8 frame, drywall int. plywood ext. $55-$60 p.l.f. (R=24)

Note: For adobe and strawbale, additional costs for electrical and plaster may apply.

Additional note: Wall costs are typically only 5%-10% of total building cost (ie, adobe is not necessarily far more expensive
than frame).

Consider in your planning that for a simple 2,000 s.f. house the spread between the cheapest and most expensive wall systems is only about $10,000 ($5 p.s.f.) for similarly finished walls.

Additional note: 2-story construction is not always cheaper as is commonly supposed -
the costs of working up in the air and adding staircases usually offsets the savings in foundations
and roof systems.

7. Specialty Systems

Typical security system - rough-in only: $325-$825
Typical security system - complete: $1,800-$3,000
Security monitoring: $75/month
Satellite TVą dish, receiver, wiring: $300 and up
Satellite internet: $800-$1,000 installation, and $50-$70 monthly.
Whole house cellular interface: $500-$1,000
“Structure” wiring for audio/video/telecom: $250-$350 per terminal
Home theater: $5,000 and up
Fire suppression system: $12-$18 p.s.f.
Central vacuum system: $3,500-$4,000

8. Landscaping
(installed including soil amendments)

1-gal. plant: $11-$15
5-gal. plant: $48-$55
15-gal. plant: $150-$215
Bluegrass sod with 4” topsoil: $4-$6 p.s.f.
Pinon per foot: $22-$25*
Pine or spruce per foot: $25-$30*
Fruit tree, 5 gal.: $50-$60
Fruit tree, 15 gal.: $150-$200
Shade tree, 15 gal.: $200-$250
Weed barrier installed: $.35 p.s.f.
Shredded bark topping installed: $.56 p.s.f.
3-zone drip irrigation timer/filter/valves
from underground supply: $1,500-$2,000
Drip irrigation per plant: $3-$6
Water features: $1,500 and up
6’-8’ latilla fence: $20-$30 p.l.f.
4’ masonry wall: $85-$125 p.l.f.
Mossrock walls per s.f. of face: $20-$50
Boulders: $100-$600
Flagstone on sand: $14-$20 p.s.f.
Flagstone on concrete: $16-$22 p.s.f.
Brick on sand: $7-$9 p.s.f.
Low voltage lighting per fixture: $20-$120

9. Related Costs

Appraisal per plans/specs: $500-$750
Appraisal of house: $500-$750
Certified home inspection: $275-$500
Builder’s Risk insurance per $100,000: $19-$42
Water test, local: $75-$100
Water test, National Testing Laboratories, $325
Realtors’ commission, improved property: 6%
Mortgage: may qualify for loans up to 80% of
value of property. Costs and rates vary.
Survey, typ. house on 2 acre:$1,000-$1,500
Improvement location report: $400
1/2 acre topographical survey: $1,000-$1,200

10. About Greenbuilding

It’s a wonderful vision that someday every new home will be self-sufficient and in harmony with the land. We’re working towards it: with well over 300 days of sunshine a year and a community of builders skilled at providing solar heating, water conservation, solar electricity and energy-efficiency, Taos is the ideal place to explore these “alternative” systems. And it’s not necessarily going to cost you more.

Building a sustainable home is a relatively straightforward undertaking - but making a wise and educated personal decision to do so is another matter entirely. Somehow every aspiring greenbuilder has to find his or her place on the wide and bewildering spectrum between conventional lifestyle and what can be termed a “dark green” lifestyle. These days a 50% solar house should be a no-brainer for almost anyone, requiring virtually no extra cost or changes in lifestyle. By contrast, an off-grid 100% solar home usually requires a radically “solar” look and matching lifestyle changes. For the majority of us who are light- to medium-green, it’s essential to understand which systems are most cost-effective, user-friendly, and use the fewest natural resources to manufacture and install.

These systems and techniques top the list:

1. Super-insulation (foundations and slabs, walls, roofs, window coverings).

2. Passive solar gain (heat from the sun penetrating
through south-facing windows or trombe walls).

3. Solar hot water (passive or batch rather than active).

4. Roofwater conveyed directly to plantings.

5. Energy-efficient appliances, light bulbs, and
backup heating systems.

6. Drip irrigation, permaculture, and xeriscapic plants.

7. Natural cooling (well-placed trees, shades and cross-ventilation).

8. Graywater systems (reusing some household water for irrigation).

Often overlooked but closely related is the use of non-toxic and/or native building materials such as adobe bricks, mud floors and plaster, rastra, strawbale, stone, vigas, and roughcut lumber. These materials are perfect for Taos ą they provide a traditional look, offer thermal performance, emit no toxic gases, and they keep your building dollar right here in Taos. In addition, they may be less subject to price increases.

But let’s not overlook the obvious: small is beautiful,
and if you were to simply build a house 25% smaller than your dreamhouse and build it to last centuries rather than decades, everyone’s going to benefit even before you start introducing a single sustainable feature.

Here’s something else you can do: sign up at the Kit Carson Electric Co-op for the Green Energy program, ensuring that your electricity comes from wind-generated sources on the Great Plains rather than from coal-fired plants out west. It costs a few pennies more, but it’s a great way to help give birth to a new, clean-energy industry.
Call 758-2258 for details.

Greenbuilding and Renewable Energy Systems

A. Electricity

Photo-voltaic system w. batteries for typical 2,000 sf house: $15,000-$25,000*

2.5KW backup generator: $4,000-$7,000*

10KW automatic back-up generator: $9,000-$12,000*

Gridtie PV system for 2,000 sf house: $10,000-$20,000*

500 watt wind generator w. tower: $2,000-$2,750*

Compact flourescent light bulbs: $10-$30*

B. Hot Water

125K BTU Aquastar tankless water heater: $500-$700*
Rinnai Continuum tankless water heater: $1,500-$2,000*
40 gallon hot water storage tank: $300-$400*
80 gallon hot water storage tank: $500-$600*
4x8 solar hot water collector: $1,000-$1,500*
Basic 40 gallon active solar hot water system: $4,000-$6,000 installed
Complete 80 gallon active solar hot water system: $6,000-$9,000 installed

C. Water Systems

Underground plastic cistern $1.50-$2.00 per gallon installed
30 gallon pressure tank: $400-$550*
Sunrise solar waterwell pump packages: $2,700-$3,500*
Whole house filtration for roof catchment supply: $1,250-$1,750
Reverse osmosis water filter: $400-$1,200*
Pressurizing pump for cisterns: $300-$700*

D. Wastewater and Solid Waste

Complete graywater system (dedicated septic tank, split black/graywater lines, aeration/circulation, storage tank): $15,000-$25,000
Plastic water tank only: $1.25-$1.50 gal.*
Cost of split black/graywater lines only: $2,000-$4,000
Wetlands for graywater treatment: $4,000-$6,000
Composting toilet: $1,500-$2,500*

E. Energy-efficient Appliances

Conserve energy-efficient refrigerator: $1,500*
Sunfrost 19 c.f.energy-efficient refrigerator: $3,500*
Staber energy-efficient clothes washer: $1,500*
Premier spark ignition ranges: $700-$1,200*

F. General Construction / Health

Typical 4°Ø section of trombe wall (6°± CMU plastered two sides;
4676 PDR glazing): $150/p.l.f.
Typical 4’ section of trombe wall (6” CMU plastered
one side; 4676 PDR glazing): $175-$200 p.l.f.
Two-coat adobe interior plaster system, no wire coat:
$20-$30 p.s.y.
Micaceous clay slip coat: $10-$12 p.s.y.
Adobe floor: $5-$7 p.s.f.
Radon abatement system: $1,200-$2,000 for
typical 2,000sf house.