That “surprise” fund is a lifesaver, but honestly, 20% might be cutting it close for a beach property. I’ve seen hidden issues like corroded wiring or rotten subflooring push contingency costs up to 30%. Curious if you’re tackling any structural work? Sometimes the foundation and framing take a beating from humidity and salt air, and that can really throw off your budget if you’re not prepared. Have you run into anything unexpected yet with the moisture control phase?
Yeah, I hear you on the 20%—I’ve blown past that more than once. Last place I picked up, we opened up a wall and found the entire rim joist was basically mulch from years of damp air and termites. That alone chewed up a chunk of the budget. Salt air’s no joke either; I had to redo most of the exterior fasteners with stainless just to keep rust at bay. If you haven’t scoped out the crawlspace or under the deck yet, brace yourself... moisture finds its way everywhere.
That 20% “contingency” is more like a polite suggestion than a rule, right? Here’s my quick-and-dirty beach house budget survival guide: First, double-check anything wood that’s near the ground or exposed—rim joists, deck posts, all that. Assume you’ll need to replace at least some of it. Stainless fasteners everywhere, like you said, or you’ll be chasing rust stains for years. Crawlspaces are always a wild card... I once found a crab living under a client’s kitchen. No joke. If you’re budgeting, I’d pad it by 30% minimum for surprises—especially if you haven’t poked around under the house yet.
Honestly, I think you’re spot on with bumping that contingency up. Every time I’ve worked on a place near the coast, something unexpected pops up—rot, weird wiring, or just stuff you can’t see until you start demo. Stainless hardware is a must, but even then, salt air finds a way. I’d say 30% is smart, maybe even more if it’s an older place or hasn’t been maintained much. The crab story made me laugh... I once found a raccoon skeleton in a crawlspace. Beach houses are full of surprises.
I get where you’re coming from, but I’ve actually managed a couple of beach house renos where the surprises weren’t as wild as everyone warned me about. Maybe I just got lucky, or maybe it was because the previous owners kept up with maintenance. I usually stick closer to a 20% contingency unless the place is really ancient or there’s obvious neglect. Not saying you won’t find weird stuff—once pulled out a whole nest of old fishing lures from behind a wall—but sometimes the horror stories are a bit overblown.