Yeah, that's pretty much been my experience too. Once they've uncovered something sketchy behind the walls, you're kinda stuck footing the bill. I tried negotiating down once after we found some ancient wiring in my historic place, but the contractor was pretty firm—said it was a safety issue and non-negotiable. Fair enough, I guess.
But your idea about asking for smaller extras is smart. I did manage to get them to repaint an extra room at no charge, which softened the blow a bit. I'm curious though, has anyone had luck negotiating better terms upfront for potential surprises? Like maybe setting a cap on unexpected costs or agreeing on a discounted hourly rate if things go sideways? Seems like that might help avoid sticker shock later...
"I'm curious though, has anyone had luck negotiating better terms upfront for potential surprises?"
I haven't tried setting a hard cap myself, but I did have success once by agreeing on a reduced hourly rate for unexpected issues beforehand. Basically, we factored in a lower "surprise" rate into the contract from the get-go. It didn't eliminate the sting entirely, but it definitely helped ease the stress when we uncovered some water damage behind the bathroom tiles... Has anyone else tried something similar or maybe even a contingency fund approach?
I like the idea of negotiating a reduced hourly rate upfront, but personally I've always leaned towards a contingency fund. Usually, I set aside around 15-20% extra for beach houses—salt air and moisture can really do a number on hidden structures. Last year, I uncovered some corroded wiring behind drywall... having that buffer already budgeted made the whole thing way less stressful. Still, your approach sounds interesting:
"Basically, we factored in a lower 'surprise' rate into the contract from the get-go."
Might give that a shot next time around.
Interesting approach, but I'm not sure how well the lower "surprise" rate would hold up if you hit major structural issues. Have you found contractors open to that idea? I've usually gone with the contingency fund myself because of flexibility—especially for beach houses. Saltwater and humidity are brutal on everything from wiring to plumbing fittings, as you've seen.
I had a similar issue last summer with rotted framing that was completely hidden behind what looked like pristine drywall. That 20% buffer saved me big time. I guess my main concern with negotiating a low hourly rate upfront is whether it incentivizes the contractor enough to prioritize your project when unexpected problems pop up. Have you run into any pushback or delays because of this?
Still, might be worth experimenting on smaller projects first...could give you a good sense of how smoothly it works before committing on something bigger.
I've tried negotiating lower hourly rates upfront before, and honestly, it can be hit or miss. A few quick thoughts:
- Contractors usually prefer clear expectations, so if you're upfront about potential surprises, most are pretty reasonable.
- But yeah, beach houses are a different beast—saltwater corrosion is sneaky and relentless. Had a similar hidden rot issue myself...not fun.
- Personally, I still lean toward a contingency fund. It just feels safer and less stressful when something inevitably pops up.
Maybe test your idea on a smaller reno first to see how it goes?
