Totally agree on prioritizing structural repairs first, learned that lesson the hard way myself. But I'd also factor in a buffer for unexpected issues—beach houses always seem to hide surprises like moisture damage or rusted hardware...better safe than sorry.
Definitely learned a lot reading through this thread...wish I'd found it sooner. I'm just starting out with my own beach house renovation, and already I've hit a few surprises. The previous owners painted over some pretty sketchy moisture damage in the laundry room—didn't realize until I peeled back a bit of wallpaper and found some moldy drywall underneath. Fun times.
I'm curious though, how do you even estimate a buffer for hidden stuff like rusted hardware or water intrusion? Is there like a general rule of thumb—10%, 20% extra? Or do most people just wing it and hope for the best? Feels like no matter how much I read up, there's always another thing I hadn't thought of yet...
Yeah, budgeting for hidden issues is always a tricky one. Honestly, 10-20% is a decent starting point, but with beach houses, especially older ones, I've found even that can be optimistic sometimes. Salt air and humidity really do a number on hardware and structural elements, so rusted bolts, hinges, and even electrical components are pretty common. Have you checked your electrical boxes yet? I've seen some scary corrosion behind outlets in coastal homes.
Another thing I've noticed—people often underestimate the cost of dealing with mold or moisture. It's not just replacing drywall; sometimes you need professional remediation to handle it properly. And once you open up walls, there's always a chance you'll find outdated plumbing or wiring that needs updating too... Have you thought about having a contractor come in for a more thorough inspection? It might help you narrow down your buffer a bit more realistically.
Good points on mold and electrical corrosion—those are definitely common headaches. I'd actually bump that buffer closer to 25-30% for older beach properties, especially if you're dealing with original plumbing or wiring. Had a project last year where we opened up walls expecting minor moisture damage and ended up replacing half the plumbing lines... salt air really accelerates deterioration. A detailed inspection upfront can save you from nasty surprises later on.
Yeah, salt air is brutal on plumbing and wiring—learned that the hard way myself. Last summer, we tackled a beach cottage reno thinking we'd just freshen things up a bit. Ended up discovering termites had joined the party too, thanks to moisture issues we hadn't even considered. Makes me wonder, aside from plumbing and electrical, what other hidden issues have folks run into with coastal properties? Seems like every project has its own surprise lurking behind the drywall...
