how much should I budget to renovate a beach house?

Totally agree on the contingency fund - learned that lesson the hard way when we found termite damage behind a bathroom wall. Here’s what worked for me:

- Added 15% to my reno budget for “surprises.” Used almost all of it.
- Annual maintenance: I set reminders for spring and fall. Even just resealing windows made a difference.
- Don’t skimp on stainless hardware near the coast. I tried to save a few bucks and ended up replacing corroded stuff within two years.

It’s wild how fast little things add up, especially with salt air in the mix.

That stainless hardware thing is no joke - learned that one the hard way myself. I tried to get away with “coastal rated” stuff from a big box store, but two seasons in and the hinges were already pitting. Ended up swapping everything for marine grade, which cost more upfront but saved me a ton of hassle.

On the budget side, I’ve found 15% for surprises is about right, but if your place is older or hasn’t been updated in a while, I’d honestly bump it closer to 20%. We opened up a wall and found not just rot, but an old wasp nest and some creative wiring from the ‘70s... That contingency fund disappeared fast.

One thing that helped me keep costs down was reusing what I could - old doors, some cabinetry, even light fixtures. A little sanding and paint goes a long way. And yeah, regular maintenance is key. Skipping it for even a year can mean double the work later, especially with all that salty air sneaking in.

Yeah, the “coastal rated” hardware is basically just a marketing term - learned that the hard way too. Marine grade is the only stuff that actually holds up, especially if you’re anywhere near salt spray. I’d even say 20% contingency is the bare minimum for older places. Last time I pulled up some floorboards, I found a patch job with duct tape and cardboard... not kidding. Salvaging old materials is smart, but I always double-check for hidden rust or rot before reusing anything. Maintenance is a pain, but skipping it is way worse in the long run.

That duct tape and cardboard combo sounds way too familiar... I once found a “support beam” made out of stacked paint cans under a porch. You’re spot on about marine grade - learned that lesson after replacing corroded hinges twice in one year. Maintenance is a pain, but it’s nothing compared to the mess you get if you skip it. Your 20% contingency feels about right, though sometimes I wonder if it should be higher for those old beach places.

Your 20% contingency feels about right, though sometimes I wonder if it should be higher for those old beach places.

I hear you on that. For my place, I actually bumped the contingency up to 30% after finding rot behind the siding - totally worth it. If you’re dealing with anything pre-1980s, I’d say err on the higher side. It’s wild what salt air can do over time.