How Much Should I Budget To Renovate A Beach House?
- Salt air is relentless, right? I swear, it’s like glitter—once it’s in, it never leaves.
- When I’m working on beach house projects, I always tell people: budget for the unexpected. The ocean has a way of finding weak spots you didn’t even know existed.
- Composite materials are a solid call. I’ve used recycled decking and cabinetry that look great and don’t warp as fast as wood. But, honestly, nothing is totally maintenance-free out here.
- Ventilation is huge. If you can swing it, invest in good fans and windows that actually seal (and open easily—sticky windows are the worst). It helps with both salt and humidity.
- For budgeting, here’s my quick-and-dirty breakdown:
- Basic refresh (paint, minor fixes): $30–50k
- Mid-range reno (floors, kitchen/bath updates): $75–150k
- Full gut/major overhaul: $200k+ (especially if you’re moving walls or dealing with structural stuff)
- Eco-friendly options can cost a bit more upfront but save you headaches (and cash) down the line. I once had a client who tried to save by using bargain paint—three months later, it was peeling like sunburned skin. Lesson learned.
- Imperfection is part of the charm. A little patina just means your place has stories to tell... or at least that’s what I tell myself when the hardware starts rusting again.
If you’re handy or up for some DIY, you can stretch your budget further. But honestly? Sometimes it’s worth paying pros who know how to deal with coastal quirks. Just don’t forget to set aside a “surprise” fund—because there will be surprises.
The ocean has a way of finding weak spots you didn’t even know existed.
That line nails it. Last year, I worked on a place where the owner thought they just needed new siding and some paint. Once we pulled the old stuff off, half the framing was soft from years of hidden leaks—salt air and wind-driven rain had chewed right through. Ended up doubling their original budget. Not fun for anyone.
- Agree on composite materials. Trex or similar for decks is worth every penny. I’ve seen pressure-treated lumber rot out in under five years if you’re close to the water.
- Stainless hardware only. Don’t even bother with anything else. Galvanized will rust, and you’ll be swapping out screws and hinges in no time.
- Windows: get hurricane-rated if you can. Even if storms aren’t common, the extra seal keeps out salt and humidity. Cheaper windows just end up sticking or leaking.
- Budget-wise, those numbers are about right, but I’d say always add 20% for “surprises.” There’s always something lurking behind a wall or under a floor.
- DIY can help, but unless you’ve got real experience with coastal builds, sometimes it just leads to more headaches. Had a client try to save by doing their own tile work—ended up with mold issues because they didn’t use the right backer board for the humidity.
One thing I’d add: don’t skimp on ventilation or dehumidifiers. Mold is a beast near the beach, and once it gets in, it’s tough to get rid of. I’ve seen folks spend thousands fixing what could’ve been avoided with a couple good fans and a decent dehumidifier.
In short: plan for more than you think, use the best materials you can afford, and expect at least one “how did THAT happen?” moment along the way. That’s just life at the coast.
That’s all spot on, especially about mold—once it’s in, it’s a nightmare. I’ve got an old place from the 1920s and learned the hard way that original wood framing doesn’t stand a chance without constant upkeep. Curious if anyone’s had luck salvaging old hardwoods near the coast, or is it just not worth the fight? I’ve debated replacing with new composite, but hate to lose the character.
Curious if anyone’s had luck salvaging old hardwoods near the coast, or is it just not worth the fight? I’ve debated replacing with new composite, but hate to lose the character.
Honestly, I’ve managed to save some original hardwoods in a 1940s cottage, but it took a ton of patience and specialized sealants. If you’re attached to the character, it can be worth it—just expect ongoing maintenance. Composites are easier, but yeah, they lack that warmth. Sometimes I’ll mix both: keep the old where it’s visible, use composite in high-risk spots. It’s a compromise, but it preserves some soul.
I hear you on the character—old hardwood just has that certain something, even if it’s a pain. I spent way too many weekends on my knees with a sander and a prayer, but honestly, seeing those boards shine again was worth every splinter. Don’t let the coastal air scare you off; just be ready for some ongoing TLC. Composite’s fine, but it doesn’t creak when you walk on it... kind of misses the point, right?
