That’s the truth—salt air just eats through everything over time. I’ve seen folks budget 20% extra and still get caught off guard, especially with anything built before the ‘80s. Curious if you’ve had to deal with hidden rot or termite damage yet? That’s where things can really spiral, budget-wise. Sometimes it feels like every wall hides a new “surprise.”
Yeah, the “every wall hides a surprise” thing is spot on. I’ve been through it—thought I was just replacing some drywall and ended up staring at a whole section of rotted studs and a nice little termite party. My advice: always budget for the stuff you can’t see. I usually tack on 25% for unknowns, especially with anything near the coast.
Step-by-step, here’s what’s worked for me:
1. Get a good inspection before you start demo. Not just the basics—look for moisture meters and someone who actually checks crawl spaces.
2. If you do find rot or bugs, don’t patch over it. Bite the bullet and fix it right, or you’ll pay double later.
3. Build in extra time, too. Contractors get delayed hunting down weird issues in old beach houses.
It’s frustrating, but once you get through the surprises, you’ll have peace of mind knowing it’s solid underneath. That’s worth a lot in my book.
That 25% buffer for unknowns is pretty much my rule of thumb too, though I’ve had a couple projects where even that felt tight. Beach houses are just a different animal—humidity, salt air, and all the stuff you can’t see until you open things up. I’d echo your point about inspections, but I’d add: if you’re dealing with an older place, it’s worth getting a structural engineer in for at least a consult, especially if you spot any sagging or weird settling.
If you do find rot or bugs, don’t patch over it. Bite the bullet and fix it right, or you’ll pay double later.
Couldn’t agree more. I once tried to “just get by” on a minor-looking patch of rot, and sure enough, it came back to haunt me a year later—cost me more in the end. Also, don’t underestimate how much time gets eaten up by waiting for specialty materials or dealing with coastal permitting. I’d say, if you’re budgeting for time, add at least 30% to whatever your first estimate is. It’s never as quick as you think.
One last thing: if you’re redoing anything electrical or plumbing, assume it’s not up to code. I’ve never opened up a wall in a beach house and found everything as expected...
Yeah, the coastal permitting is a whole headache on its own—sometimes it drags out longer than the actual work. Curious, have you ever had to deal with hidden asbestos or lead paint in these older places? That’s another budget killer that catches folks off guard.
Yeah, hidden asbestos and lead paint are the worst surprises. Had a beach cottage reno where we found both behind old paneling—total budget buster. It’s a pain, but catching it early saves headaches down the line. Hang in there, it’s worth it once you’re done.
