I hear you on the “contingency” front—my old place is a century inland, but the first time I opened up a wall, I found a bird’s nest, a 1970s Pepsi can, and what I’m pretty sure was a squirrel’s attempt at plumbing. I started with a 15% buffer and ended up closer to 35% by the time I’d finished patching all the “creative” repairs from previous owners. It’s wild how fast those hidden surprises add up.
As for waterproofing, I used to think it just meant a good roof and some caulk around the windows. Turns out, especially near the coast, you’re looking at flashing, membranes, vapor barriers, and sometimes even special paints. My contractor had a checklist that included everything from the foundation up to the attic vents. It felt like overkill, but after seeing what salt air does to wood, I get it now.
Curious—has anyone actually managed to keep their original floors in a beach house? Or is it just a given that you’ll be replacing half of them once you start poking around?
Keeping original floors in a beach house is like finding a unicorn—possible, but don’t count on it. Salt air and humidity just chew up old wood. I’ve seen folks try to salvage them, but usually you’re patching so much it’s barely “original” by the end. If you’re lucky, maybe a bedroom or two survives, but main living areas? Usually toast.
Title: How Much Should I Budget To Renovate A Beach House?
Yeah, original floors in a beach house are a total gamble. I tried to keep the old pine in our place, thinking it’d be “charming” and all that, but after pulling up a few boards, it was clear the salt and sand had just eaten them alive. Ended up replacing almost everything except a closet and a weird little hallway that somehow survived. I get the appeal of keeping what you can, but sometimes you’re just throwing money at a lost cause.
When it comes to budgeting, did you already get a look under the floors? I found that the real surprises were under the surface—rot, weird patch jobs from the ‘80s, and even some termite damage. That stuff adds up fast. I went in thinking $50k would cover a basic reno (floors, paint, kitchen refresh), but it ballooned closer to $80k once we started opening things up. Not sure if that’s typical, but it seems like beach houses just have more “hidden” problems than regular places.
Are you planning to do any of the work yourself, or hiring it all out? Labor costs are wild right now, especially in coastal towns. I tried to save by doing demo and painting myself, but the structural stuff and anything involving moisture barriers—definitely left that to the pros. Curious if anyone’s actually managed to keep original floors in a main living area without spending a fortune. I haven’t seen it yet, but maybe there’s a trick I missed.
Anyway, if you’re budgeting, I’d pad it by at least 20% for the “oh crap” moments. Beach houses just seem to have more of those than anywhere else.
Yeah, I’ve run into the same thing—what looks like “character” is often just rot waiting to happen. I’d echo that 20% buffer, but honestly, sometimes I go closer to 30% on beach places. The moisture just finds its way in, no matter how good things look on the surface. If you’re set on keeping any original floors, maybe try a small test area first before committing. I’ve seen people pour money into patching, only to rip it all out a year later. Just not always worth the gamble.
If you’re set on keeping any original floors, maybe try a small test area first before committing. I’ve seen people pour money into patching, only to rip it all out a year later. Just not always worth the gamble.
That’s honestly the best advice for beach houses. I learned the hard way—spent a chunk patching up what looked like “quirky” old pine boards, only to have them buckle after one humid summer. Ended up replacing the whole thing anyway, so the money and time were just gone. If you’re attached to the look, maybe see if you can salvage a small section for a feature area or something, but I wouldn’t bank on keeping it everywhere.
On the budget side, I agree with the 20-30% buffer, especially for anything near the coast. Salt air and humidity just do weird things to materials, even stuff that’s supposed to be “weatherproof.” I’d say if you’re getting quotes, add that buffer right on top, and don’t forget to factor in stuff like upgraded vapor barriers or dehumidifiers. Those aren’t glamorous, but they’ll save you headaches down the line.
One thing I’d add—don’t underestimate the cost of windows and doors. I thought I could get away with just resealing, but the wind-driven rain found every weak spot. Ended up replacing more than half, which was a hit I hadn’t planned for.
If you’re doing a phased reno, maybe start with the stuff that keeps water out and the structure sound, then move to the cosmetic stuff. It’s not as fun, but it’s way less stressful than chasing leaks or rot after you’ve already painted and decorated.
