If the unexpected did not happen, there would be no insurance industry. Remodeling is like anything else – something unexpected will alwayshappen, often incurring extra cost. Examples of the unexpected are:
Perhaps the inspector will require an upgrade that was not in the original contract. If the insulation rating in the walls goes up in July, and you got your permit in May, a field inspector may require you to make this change to meet current code. Surprise!
Perhaps the previous homeowners did a remodel and left abandoned pipes or heat ducts in the walls or ceiling. There is no way the contractor, architect or inspector would know this until the wall is opened. Surprise!
Perhaps the eletrical circuits are hooked together poorly, requiring you to put the kitchen on its own circuit or reorganize the panel. Or if you have added electrical circuits your panel may be full and need to be upgraded. Surprise!
Perhaps after you start a project, the contractor suddenly notices a hairline crack in an upstairs wall, and discovers that the homeowner had cut a main support beam downstairs to make room for a heating duct. The Contractor will have to add a beam support and jack up the sag. Surprise!
There is no way to avoid the unexpected. But knowing that it will occur will reduce your stress and save you from unreasonable expectations. Surprises should not be surprising!
At Kopke Remodeling & Design, we use our many years of experience working with different types of homes, to predict as many potential surprises as possible before they happen, and plan for them in advance. We very rarely “upcharge” the customer for “unforeseen issues” after the contract is signed, which is one reason why our estimates may be higher than some of our competitors who are no strangers to this “tactic”.