Title: How Much Should I Budget To Renovate A Beach House?
I get the urge to splurge on hurricane windows, but honestly, I’ve had mixed feelings about whether they’re always worth the markup. On one flip, I went with impact-resistant film plus solid shutters instead of full hurricane-rated glass. Saved a chunk, and insurance still gave me a break. Not saying it’s for everyone, but sometimes the alternatives hold up better than you’d think—especially if you’re not in a direct wind zone.
About that 25% buffer—feels low to me for anything built before the ‘80s, especially if you’re seeing “DIY specials” behind the walls. I’ve had jobs where the contingency ended up closer to 40% after finding hidden rot and some truly wild electrical work. It’s like every time you peel back a layer, there’s another surprise waiting.
Siding near the ocean is tricky. I tried fiber cement on a place about three blocks from the water. It’s not cheap up front, but it’s held up way better than vinyl or wood ever did for me. Vinyl just gets brittle and gross after a few seasons of salt air. I’ve heard some folks swear by engineered wood with a good paint job, but I haven’t risked it myself.
Honestly, sometimes it feels like you’re just paying for peace of mind with these upgrades. But after dealing with water intrusion once, I’d rather over-budget than get caught off guard again.
I get what you mean about the hurricane windows, but I’m honestly not sure the film plus shutters combo is always as effective.
I’ve read some insurance policies don’t give as much credit for those setups compared to full impact glass, especially if there’s ever a claim. Not saying it’s never worth it, just feels like one of those things where the peace of mind (and maybe easier resale?) might be worth the splurge.“sometimes the alternatives hold up better than you’d think—especially if you’re not in a direct wind zone.”
About the buffer, I’m torn. Forty percent sounds wild, but then again, I haven’t opened up any scary walls yet. Maybe I’m being too optimistic thinking 25% is enough if you do a really thorough inspection first?
I totally get the hesitation on the buffer. I thought 25% was plenty too, but after opening up a few walls in my place, I found some old termite damage and weird wiring that nobody could’ve predicted. It’s wild how fast those “just in case” costs add up. On the windows, I lean toward impact glass for the resale factor alone—buyers seem to love seeing that sticker. But yeah, not everyone needs the full upgrade if they’re not right on the water.
- That 25% buffer always feels safe until you hit the “surprise, your subfloor is mush” moment. I’ve learned to just expect at least one curveball per project.
- Impact glass is a solid call, especially if you’re thinking resale. Buyers eat that up, even if you’re not beachfront.
- If you’re not right on the water, sometimes shutters plus regular windows can save a chunk of change, but it’s a tradeoff—less wow factor for buyers.
- My rule: whatever you think it’ll cost, add another 10-15%. It’s never failed me... except when it did.
That 10-15% rule cracks me up because it’s always the “except when it did” part that gets you, right? I usually plan for 20% over, just because beach houses are magnets for weird surprises—salt air does a number on everything. Impact glass is great, but if you’re handy and not too worried about resale, shutters plus standard windows can really stretch your budget further. Just don’t skimp on water damage checks—learned that one the hard way after demoing a “solid” wall.
