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1958 brick ranch in Royal Oak, roughly 1,450 sq ft footprint with a detached 2-car garage. The current roof is original 3-tab from the 1990s with visible granule loss and two soft spots near the north valley. I want a complete tear-off down to decking, replacement of any bad decking, ice and water shield at all valleys and eaves, synthetic underlayment, and architectural shingles in a weathered wood or charcoal color. The garage roof should be quoted as a separate line item so I can decide whether to do both at once. There is one bathroom vent that currently dumps into the attic — I'd like that properly vented through the roof while you're up there. I work from home and can be here any day. Access to the backyard is through a 4-foot gate on the east side.
We're gutting the kitchen in our 1926 Colonial in Birmingham. Existing kitchen is about 190 sq ft plus a small adjacent butler's pantry we'd like to open up or rework. Everything goes: cabinets, counters, flooring, lighting, and the 1980s soffit. Scope we're expecting: demo and disposal, relocate the sink plumbing about 6 feet to the window wall, add a dedicated circuit for an induction range, new can lighting and under-cabinet lighting, level the subfloor (it slopes noticeably toward the back of the house), install cabinetry we'll select together, quartz counters, tile backsplash, and paint. We do not have a fixed budget number yet — we want to see what a realistic, well-executed version of this costs from a few different firms before we commit. Please quote what you'd actually recommend, not the cheapest possible path. If you think part of this is a bad idea, tell us.
Water comes in along the north foundation wall during heavy spring rain — not a flood, but enough to keep us from finishing the space. Looking for interior drain tile along that wall (possibly the full perimeter, your call), a sealed sump with battery backup, and two hairline crack injections. Separately, we want to cut in an egress window on the south wall so the basement bedroom is legal before we finish it. Please include what your warranty actually covers and whether it transfers if we sell.
Rental property in Eastown turning over at the end of the month. 2,400 sq ft, three floors including a finished attic. Walls, ceilings, trim, and four interior doors. Two rooms have significant nail-pop and one has a water stain that needs to be sealed before paint. The property is vacant, so you can work whatever hours you want. I supply the paint if you prefer, or quote it inclusive — just break it out either way.
Existing concrete driveway is heaved and cracked across most panels. Approximately 620 sq ft including the apron. Want full tear-out, proper base prep, 4,000 PSI mix, and correct control joints. Also need the walkway to the side door replaced (about 60 sq ft).
Small primary bath, roughly 5' x 12'. Full gut: remove tub/shower combo, install a 60-inch curbless tile shower with a linear drain, new vanity, toilet, tile floor with heat mat, exhaust fan vented outside, and a pocket door if feasible. House is on a slab in that section, so I understand the curbless shower may require some structural work — please tell me what's actually possible rather than quoting something that won't work.
Aluminum siding from the 1970s, dented and chalking. Want fiber cement or high-grade vinyl, new house wrap, soffit and fascia, and seamless aluminum gutters with leaf guards. Two-story, roughly 1,800 sq ft of wall area.
Upper unit of a two-family in Detroit needs a full turnover before re-listing. Paint throughout, refinish or replace flooring in the living room and two bedrooms, replace the kitchen countertop and sink, swap out three light fixtures, repair drywall in the bathroom where a supply line leaked, and fix a sticking rear door. Looking for one general contractor who can carry the whole scope rather than coordinating four trades myself. Rental certification inspection is scheduled six weeks out, so it needs to be done before then.