That “compost under the tile” line hits home—ran into something similar last spring in Ocean City. Pulled up a bathroom floor and the plywood just crumbled in my hands. Salt air plus a tiny leak from the old toilet flange, and it was game over for that subfloor. Ended up replacing way more than planned, which is why I never trust initial estimates for coastal places.
I’m with you on composite decking and PVC trim. Used to be all about cedar, but after seeing how fast it turns to mush, I’m done. One thing I’ll add: even marine-grade stainless can get those little rust spots if you don’t rinse it off now and then. Learned that the hard way with some outdoor hardware—looked great for a year, then started pitting.
For budgeting, I always tell people: expect to open up at least one wall or floor and find something ugly. That 20% buffer is the bare minimum, honestly. And if you’re redoing anything structural or exterior, just assume you’ll need to upgrade fasteners and flashing to something overkill. It’s not paranoia—it’s just beach house reality.
That’s the thing about beach houses—there’s always some hidden mess waiting for you. I thought I was being smart by budgeting 25% extra for my place in Cape May, but even that got eaten up fast once I found rot behind the shower wall. Salt air just finds a way in, no matter how careful you are.
I hear you on the stainless hardware too. I used to think “marine grade” meant indestructible, but nope—those little rust freckles show up anyway. Now I keep a spray bottle of fresh water handy and give everything a rinse after storms. Feels a bit over the top, but it’s better than replacing stuff every year.
Curious—has anyone tried those newer fiberglass trims or siding panels? I’ve seen them advertised as basically maintenance-free, but I’m skeptical. Are they really worth the extra upfront cost, or do they just end up with their own set of problems after a few seasons?
Fiberglass trim and siding are actually a solid move for beach places, in my experience. Here’s the rundown:
- Upfront cost is definitely higher than wood or even some composites.
- Maintenance is way less—no painting, no rot, and it shrugs off salt air better than most stuff.
- Only thing I’ve noticed: you still gotta keep an eye on caulking at joints and windows. That’s where water sneaks in if you get lazy.
Honestly, after replacing wood trim twice, I’d say fiberglass pays for itself just in headaches saved. Still gotta check it every year, but you’re not sanding or repainting all the time.
Title: How Much Should I Budget to Renovate a Beach House?
Totally agree on fiberglass for exteriors near the ocean—salt air just eats up wood way too fast. One thing I’d add: when you’re budgeting, don’t forget that labor for installing fiberglass trim can run higher than wood, since not every crew is familiar with it. Sometimes you end up paying a premium just because it’s less common.
If you’re mapping out your reno budget, here’s how I usually break it down:
1. Prioritize the envelope—roof, siding, windows. That’s where the weather hits hardest.
2. Plan for higher-grade hardware and fixtures inside too. Cheap stuff corrodes fast in salty air.
3. Set aside a chunk for annual maintenance, even if it’s just inspections and minor caulking touch-ups.
4. Don’t skimp on ventilation or dehumidifiers—humidity sneaks into everything.
Last project I did, we spent about 20% more upfront on exterior materials but probably saved double that over five years in repainting and repairs. If you’re doing interiors too, expect to pay a premium for moisture-resistant finishes and materials... but honestly, worth it if you hate redoing things every couple of years.
That breakdown is super helpful, especially the part about annual maintenance—easy to overlook when you’re focused on the big-ticket items. I’d just add, if you’re budgeting for a beach house reno, it’s worth factoring in a contingency fund. Stuff like hidden water damage or corroded fasteners can pop up once you start opening walls. I underestimated that on my first go and had to scramble a bit. Also,
—I learned the hard way that skipping this means paying way more down the line.“Set aside a chunk for annual maintenance, even if it’s just inspections and minor caulking touch-ups.”
