“it’s not just about age, it’s about the ‘creative’ solutions from past owners.”
That line really nails it. I’ve worked on a handful of coastal renovations, and the “creative” past fixes are always the wild card—sometimes ingenious, sometimes just baffling. One place had a kitchen backsplash that doubled as a hidden access panel to...nothing? Just empty wall space. Still not sure what the plan was there.
- Salt air: It’s relentless. Even if the wiring looks fine, I’ve seen cabinet hardware and even some light fixtures corrode from the inside out in under five years. I usually factor in a bit extra for replacing hardware, hinges, and anything metal, not just the electrical.
- Budgeting: I tend to allow 15-20% over what I think I’ll need, but honestly, with beach houses, it’s rarely enough if you’re aiming for a full gut or major systems overhaul. The “20% rule” is a good baseline, but if the place is over 40 years old, I’d nudge that up.
- Permits: Agree they can be a headache. Sometimes you’ll find old paperwork for things that don’t exist anymore, or random additions that never got permitted at all. It’s worth double-checking with local authorities—some towns are stricter about grandfathered work than others.
- Surprises: I once found a ceiling fan wired directly into a bathroom GFCI outlet (not to code, obviously). The homeowner had no idea. Stuff like that eats into the budget fast, especially if you want to bring everything up to current standards.
- Design: If you’re going for a coastal vibe, moisture-resistant finishes and closed storage are your friends. Open shelving looks great in photos but gets grimy fast near the ocean.
I get why people worry about the costs, but with some wiggle room and a willingness to pivot when you hit weird surprises, it’s doable. Just don’t get too attached to the initial estimate—there’s always something lurking behind those walls.
That’s a pretty spot-on breakdown. I’ve seen those “creative” fixes too—one place had a shower drain that emptied straight into the crawlspace... unreal. You’re right about bumping up the contingency, especially with older places. It can feel overwhelming, but most surprises are fixable if you leave yourself enough room in the budget and don’t panic when something weird pops up. It’s all part of the adventure, honestly.
Title: How Much Should I Budget To Renovate A Beach House?
Yeah, the “creative” solutions you find in these old places never cease to amaze me. One time I opened up a wall in a 1950s place near the shore and found the electrical panel just... hanging by the wires. No screws, nothing. Someone must’ve thought, “Eh, gravity will do.” Makes you wonder what else got “fixed” that way over the years.
I get where you’re coming from about feeling overwhelmed—especially when every time you pull up a floorboard or open a ceiling, there’s another surprise waiting. Contingency is key. I usually tell folks to set aside at least 20% extra for weird stuff you can’t see until you start demo. Sometimes even that’s not enough if you run into major rot or termite damage, which is pretty common near the coast.
But honestly, most of it’s fixable if you don’t freak out and try to rush things. The worst I’ve run into was a main support beam that was basically sawdust thanks to water and termites—had to get creative with jacks and sistering new lumber, but we made it work. It cost more and took longer, but it wasn’t the end of the world.
One thing I’d add is, don’t cheap out on waterproofing and ventilation. Salt air does a number on everything, and if you skip those steps, you’ll be back fixing the same problems in a couple years. I know budgets are tight, but cutting corners there just isn’t worth it.
Anyway, yeah, expect the unexpected, pad your budget, and try not to lose sleep over every weird thing you find. It’s all part of the deal with these old beach houses.
“Contingency is key. I usually tell folks to set aside at least 20% extra for weird stuff you can’t see until you start demo.”
Couldn’t agree more about the contingency—20% feels like the bare minimum near the coast. I’d even nudge it closer to 30% if the place is really old or hasn’t been touched in decades. You WILL find something that makes you question humanity’s DIY skills. I once found a plumbing “fix” involving duct tape and chewing gum. Didn’t know whether to laugh or cry.
And yeah, waterproofing isn’t the place to save a buck. If you skimp there, you’ll just end up paying double later. Learned that one the hard way.
Title: How Much Should I Budget to Renovate a Beach House?
I’m right in the middle of my first reno and the “contingency” thing is already making way more sense than I expected. I started out thinking, “Eh, 10% should be fine, right?” but then demo started and…yeah, I get it now. Found a weird patch of rot under the bathroom floor that nobody saw coming, and the plumber said it probably started years ago. I’m still not sure how much it’s going to cost to fix, but it’s definitely blowing up my original plan.
Is 30% really what most people end up needing? I keep hearing different numbers, and it’s kind of stressing me out. I’m trying to figure out if I should just accept that my budget is basically a suggestion at this point. Has anyone actually come in under their contingency, or is that just wishful thinking?
Also, about waterproofing—does that mean just the roof and windows, or are we talking about the whole exterior? My contractor keeps mentioning “flashing” and “membranes” and it’s all starting to sound like spaceship parts. Is there a checklist for what actually needs to be waterproofed in a beach house, or is it just…everything? I don’t want to go overboard, but I also don’t want to be the person who has to redo everything in two years because I cheaped out.
And the DIY stuff—man, I thought I was pretty handy, but some of the stuff I’ve found has me questioning whether previous owners even owned a level. Anyone else find weird “solutions” hiding in their walls? I’m half expecting to find a family of squirrels living in the attic next.
Anyway, I’m just trying to figure out where to draw the line between “being prepared” and “paranoid.” Is it normal to feel like you’re always missing something?
