Yeah, I hear you on the reclaimed lumber. My uncle used some old beams in his beach place and they’re still solid after years—guess it’s all about picking the right stuff and not cutting corners with sealing. Contingency fund is a must, though... things just pop up.
Contingency fund is a must, though... things just pop up.
Yeah, I’m starting to realize how true that is. Every time I think I’ve got the numbers locked in, something else comes up—like surprise termite damage or weird wiring. I didn’t expect sealing to matter so much with reclaimed wood, but I guess the salt air really does a number over time. Still trying to figure out how much to pad the budget for all the “just in case” stuff... 15% extra feels low?
I’d bump that contingency up to at least 20%, honestly. I thought I was being cautious with 10% on my last beach place, and then the subfloor turned out to be half rotted from moisture. Ended up scrambling to cover the extra costs. Salt air is brutal—especially on anything reclaimed or not pressure-treated. If you can swing it, more cushion is always better.
I hear you on the salt air—my old place is a few blocks from the water, and it’s wild how fast things go downhill. I thought I was being clever using some salvaged wood for trim, but within a year it looked like driftwood that washed up in a storm. Ended up replacing it with pressure-treated, and even then, I’m always checking for soft spots.
I’ve learned to expect the unexpected, especially with anything historic or close to the coast. The first time I opened up a wall, I found ancient wiring and a squirrel’s nest (not kidding). That added a few grand right there. I used to think 10% was enough cushion, but after a couple of those surprises, I’m more in the 20-25% camp now. It stings at first, but it’s way less stressful when you’re not scrambling to cover surprise costs.
One thing I’ll say—sometimes you can get away with less if you’re doing a lot of the work yourself or if you’re not too precious about everything being perfect. But if you want things to last, especially with all that moisture and salt in the air, better to over-budget than under. Learned that one the hard way...
Pressure-treated is definitely the way to go near the water, but even that stuff’s not invincible. I’ve seen folks try to save a buck with regular lumber or “weatherproof” paint—six months later, you’re back at square one sanding off flakes and cursing the humidity. Salt air just eats everything.
That 20-25% cushion is smart, especially if you’re dealing with anything older than the ‘80s. You never know what’s hiding behind those walls... I once found a whole collection of glass soda bottles from the 50s stuffed in an attic crawlspace. No squirrel, but still weird.
If you’re handy and don’t mind a little imperfection, you can shave some costs, but the minute you want things to look sharp and actually last, it’s worth paying for the right materials and not skimping on waterproofing. I always tell people: budget for surprises, then add a little more for when the surprises have surprises. Coastal houses are beautiful, but they’ll keep you on your toes.
