I always tell people: budget for surprises, then add a little more for when the surprises have surprises.
Couldn’t agree more on that one... there’s always some weird “bonus” waiting when you open up an old coastal wall. Here’s my usual checklist for beach house renos:
- Pressure-treated is a *must* for anything structural or touching the ground, but I’ll throw in that composite decking is worth a look too. Costs more upfront, but you won’t be repainting every other summer.
- Don’t skimp on vapor barriers or flashing. Even the best wood gets wrecked fast if water finds a way in.
- For siding, I’d steer clear of cheap vinyl. Fiber cement or cedar (if you’re up for the maintenance) holds up better, though nothing’s bulletproof at the beach.
- On the budget side, I usually plan for 30% over my “ideal” number, not just 20–25%. Especially if you’re aiming for eco-friendly upgrades—insulation, energy-efficient windows, etc. tend to cost a bit more, but you’ll save on bills and headaches.
- If you find old bottles, keep ‘em. They make better conversation pieces than squirrel nests.
Stuff’s expensive, but cutting corners just means you’ll pay twice. And yeah, humidity wins every time...
Pressure-treated is solid advice, but I’ll push back a bit on composite decking. I’ve seen it get pretty slick with all the salt spray and humidity—especially if you’re not on top of cleaning it. Some brands also fade faster than you’d think, and if you’re anywhere near dunes, sand scratches up the surface over time. I still lean toward good old wood for decks, even if it means more upkeep. At least you can sand and refinish it when it starts looking rough.
On the budget, 30% over is smart, but I’d argue it depends on how much you’re changing structurally. If you’re just updating finishes and not moving walls or messing with plumbing, you might get away with less. But yeah, the second you touch anything behind the walls, all bets are off. Found a mummified crab in a wall once—never did figure out how it got there.
Humidity’s a beast, but I’d add: don’t forget about wind-driven rain. Flashing’s great, but overhangs and gutters matter too, even if they’re not “beachy” looking. Sometimes function’s gotta win over style.
That’s a good point about composite decking—seen it get slick myself, and the sand scratches are no joke. I’m with you on wood for that reason, even if it means sanding every few years. On the budget side, I’d say the “30% over” rule is a decent baseline, but I always break things down room by room and by system (roof, windows, HVAC, etc.). That way, if you do end up opening a wall and finding something weird (crab or otherwise), you know exactly where your contingency is coming from. Curious—do you usually factor in a line item for storm-proofing upgrades, or just handle those as they come up?
I always set aside a separate chunk for storm-proofing, especially after getting burned by a hurricane a few years back. Had to scramble for impact windows and extra bracing—ended up costing way more than if I’d just planned for it upfront. Now I just budget it in from the start, even if it means cutting back on some cosmetic stuff. Ever notice how the “handle it as it comes up” approach always seems to hit at the worst possible time?
I get where you’re coming from, but I’ve actually found that focusing too much on storm-proofing upfront can sometimes eat into the budget for things like insulation or solar upgrades—stuff that saves money long-term and helps with comfort. Last place I worked on, we phased in some of the storm stuff over a couple years, and it let us do more eco-friendly improvements right away. Not saying it’s for everyone, but sometimes spreading out those big-ticket items makes sense if you’re juggling priorities.
