How Much Does it Cost to Re-Side My House?
One of our most popular exterior renovations is new siding on an older home. When we explore the project at the initial consult, more often than not a better name for the project usually turns out to be a Façade renovation. So much more goes into the external appearance and maintenance of a home than siding, and older homes usually have a number of exterior features that need updating or replacement.
FAÇADE RESTORATION VS. NEW SIDING
So what do we mean by “Façade Restoration” or renovation? Well, a picture is worth a thousand words, so check out the before and after photos (below) of this home in Mamaroneck for which we designed and executed a full façade renovation.
By way of an example, here are the elements that we addressed in this full Restoration project.
Elimination of roof parapets and build out of new overhangs
New Andersen Windows with all new Azek polymer exterior trim
New front portico with standing seam roof
New front entry door and trim
New Maintenance free, insulated garage door in matching contemporary style
Closing up of a strange front entry balcony which leaked onto the front landing
New Masonry at the front landing
Roof repairs and new matching black gutters
New Polymer Exterior Trim including corner boards, rake and fascia boards (at the roof lines) and soffits
SIDING ONLY
How is it priced?
Siding contractors speak in “squares.” That is 10x10 = 100 square foot sections of your house. Let’s imagine your house is 35 feet long in front and two stories high (about 18 ft.) A siding contractor will say that your front façade is 3.5 x 2 = 7 squares. Here’s a labor and materials budget of the top 3 most popular siding products per square. These budgets (8-2024) include new housewrap (Tyvek type), fasteners, caulk, flashing, labor, scaffolding and materials but not demo, trim or new sheathing.
Type of Siding | Estimate |
---|---|
Hardi Plank | $1,300 per square |
Hardi Shingle | $1,700 per square |
Vinyl Siding | $1,000 per square |
DEPENDENCIES
Exterior Trim: Siding is installed around the existing window, soffit and roof and other decorative trims. So when you are re-siding, it’s important to consider the condition and look of your exterior trim. Is it rotten? Thin and unsubstantial? Degraded exterior trim should be addressed at the time of a siding project to create a beautiful look and a maintenance free finished product. A house with new siding on degraded trim will not look finished or fully restored and of course leaves an open issue for the near future.
Windows & Exterior Doors: Now that we know we may be addressing the window and door trim, we need to consider that the exterior trim goes on top of the windows. So it makes sense to consider the age of the home’s windows when re-siding. If one installs new siding and trim around old windows, there will be substantial re-work removing the trims and possibly affecting the siding when it’s time to change the windows. The same goes for the entry doors in the home.
A BIG PROJECT
Some of our clients are not prepared to do a full overhaul of their windows, exterior trim and siding. A full “new construction” type replacement of a window means all new interior and exterior trim, which will affect the interior of each room that has a window being changed. This can mean that what started as a siding project ends up affecting every room in the house. Sometimes a whole house restoration can get to be a big a project that a homeowner may not be prepared to do all at once.
A BETTER WAY TO PHASE A SIDING PROJECT
A good way to phase a façade restoration is to do it by elevations. Instead of doing siding now and windows and trim later or a piecemeal approach, consider fully addressing the front facade of the home, or perhaps pick the 2 elevations (side views) of your house most in need. Cornerboard trim can be used to make a transition between old and new facades until the time comes to get the whole house done.
BLUEPRINTS
Many municipalities in Westchester and Fairfield counties have an architectural review board, and a significant change to the exterior of your home will in most cases require blueprints for the application for a building permit. (See our article “Do I need a building permit?”)
What else are blueprints used for?
These blueprints are used to communicate to both the client and contractor what the finished look will be. A façade redesign is a chance to add decorative trims, crown molding, window pediments, overhangs, standing seam accent roofs, etc. The blueprints would specify the windows – model, brand and size – showing the symmetry and alignments at the exterior. They would specify the model numbers and materials for any entry doors, materials for ceilings, soffits, rakes and fascias. It’s a good time to address exterior lighting too…
LIGHTING AND ELECTRICAL
When doing a façade overhaul, it’s the right time to consider lighting and electrical work. Do you want to add some flood lights? Would sconces look better or a pendant on the front entry? Maybe a second sconce at the garage? Recessed lights in an overhang? It’s a good time to be sure there are a couple of exterior waterproof outlets around the house. For a full siding overhaul, usually the electrical service may have to be unfastened from the side of the house and refastened onto the new siding.
FACADE PROJECT SAMPLE BUDGET
For our budget, we’ll focus on a single front elevation of a 35 ft foot wide 2 story home. We’ll also and assume there are 8 windows on the side of the house we’re working on.
Type of Work | Estimate |
---|---|
Demo of 7 “squares” of siding | $2,500 |
Disposal of debris from demolition and construction | $1,000 |
Andersen double hung 400 series window $1200 per x 8 Windows in our sample Budget | $9,600 |
$1000 Labor Per window x 8 for new construction style windows | $8,000 |
$400 Window Moldings per window interior and exterior x 8 | $3,200 |
Electrical, lighting, service relocation budget | $2,000 |
New Exterior trim budget: garage door, rakes, fascias, soffits, cornerboards, frieze boards & crown | $9,000 |
7 Squares of Hardi-plank siding @ $1300 per square (see above) | $9,100 |
New Gutters and Leaders | $2,000 |
Sample Complete façade budget including windows for one elevation | $46,400 |
To do my whole house, do I multiply this number x 4 sides? NO! Usually the front elevation is the most expensive, especially if you have front facing garage doors. The rear elevation is usually simpler and take a look at the side elevation of this particular house. There are only 4 windows and much less square footage and trim work on the right elevation. Note that cornerboard trims and gutters and leaders if done on the front, take care of the side elevation as well.
CONSIDERATIONS
The goal of this article is to introduce you to the factors that may be involved in what might originally have been thought of as a “re-siding” job and give an idea of budget and scope before embarking on a detailed design phase. As you can see, the actual siding itself represents less than 20% of the restoration cost.
Naturally, to get numbers properly personalized to your project, you’ll want to develop detailed blueprints and specifications. My hope is that this article will help you develop enough detail in the work scope, that a price you get is the real, accurate price and that avoids excessive scope creep during the project. One main reason for the infamous “scope creep” during a project is simply insufficient consideration during design. Be sure to explore trim, windows, lighting, doors, garage, gutters, when defining your plan! Remember, any house can be made beautiful.
Check out one of our favorite façade renovations in Rye Brook: