Section Afirst
Bathroom-floor joist repair and support
$1,500
Labor only · approximately 2–3 working days
Labor proposal · scope of work · materials schedule
First bedroom package
Repair and support the damaged floor below the bathroom, then finish the first bedroom, hallway and two closets—including the windows, floor, walls, trim, paint and electrical work.
Project approach. Each section is a separately priced work package. Work outside the stated scope will be discussed and approved before additional labor or cost is incurred.
Matt performs the work. A helper is planned only for the two window installations and the finished flooring installation.
$6,500Total labor
4–5Estimated weeks
3Priced sections
5Progress draws
Work packages and price
Section Bfinishes
First bedroom, hallway and two closets
$4,000
Labor only · approximately 9–12 working days
Section Crough + trim
Bedroom and hallway electrical
$1,000
Labor only · approximately 3 working days
Section A includesbathroom area
The goal is to safely lift and support the low area below the bathroom, rebuild the strength lost where the joist was cut, and keep that repair supported while the rest of the house is evaluated later.
- Set temporary supports and slowly lift the damaged bathroom-floor area toward its proper position.
- Install a full-size new board tight alongside the joist damaged by the plumbing. This is the sister board.
- Install short cross boards between the joists on both sides of the repair and secure them with Simpson hangers.
- Run a horizontal support board underneath those cross boards, then fasten the sister, cross boards and lower support together so they work as one reinforced section.
- Install and secure the planned adjustable support columns.
- If an obstruction prevents the sister board from resting properly at the block wall, install the included backup 4×4 post from the floor to the repaired framing. It will have a base at the floor and a wall bracket to keep it straight and in position.
- Leave the repaired framing exposed for the owner's builder brother to review before it is treated as the permanent repair.
Limit: This section stabilizes the immediate bathroom area. It does not level the entire house or correct the separate rear-house slope.
Section B includescomplete room
This section takes the first bedroom, short hallway and both closets from their present condition through a finished, painted room with a new floor and two installed windows.
- The first bedroom, approximately 10-foot hallway, bedroom closet and hallway linen closet.
- Rebuild both closets.
- Cover the solid existing plaster with new drywall, and repair the access cuts and screw holes made during the work.
- Clean and bond the old plaster repair areas, fill the deeper repairs with Durabond 45, reinforce the joints and finish them with compound that can be sanded smooth.
- Skim and smooth the existing ceiling so it has an even finished surface.
- Correct the worst low spots, then install a new tongue-and-groove subfloor surface to provide a fresh, flat base for the finished flooring.
- Install the selected carpet or laminate finished flooring.
- Remove and install two replacement windows.
- Install basic interior base, window, door and closet trim.
- Apply PVA primer and final wall/ceiling/trim paint.
Limit: The bathroom itself, custom millwork, exterior siding/masonry work and substantial window-opening reconstruction are not included.
Section C includes3 labor days
This section replaces the bedroom's outdated wiring with the planned outlets, lights and fan connection, adds the hallway light, and runs the new wiring back to the existing electrical panel.
- Approximately 6–8 bedroom wall outlets.
- A properly rated ceiling-fan box and wall control.
- Approximately 4–6 cut-in lights.
- One hallway light and one hallway switch.
- Run the bedroom and lighting wiring back to the existing panel.
- Install the boxes and wiring first, then install the outlets, switches and lights and perform basic final testing.
- The hidden wiring is installed before Section B closes and finishes the affected walls and ceiling.
- Plaster/drywall repair created by the agreed electrical routes is finished under Section B.
Limit: Panel replacement, service upgrade, repair of unrelated existing wiring and routes extending into additional rooms are not included.
Concept drawings
Review point. These drawings show where the new boards and supports are intended to go; they are not based on final job-site measurements. Board sizes, support points, obstructions and connector fit will be checked with the framing exposed.
Drawing 1 — Plan view of localized joist repair
existing framingnew sistercrossmemberslower support linedamaged void
Drawing 2 — Elevation of lower support and wall contingency
existing structurenew tied framinglower supportcontingency 4×4
Drawing 3 — Bedroom/hallway floor build-up
Payment schedule
| Draw | Expected progress checkpoint | Amount |
|---|---|---|
| 1 | Section A bathroom-floor joist repair and support completed. | $1,500 |
| 2 | One week later: electrical wiring and room preparation substantially underway. | $1,000 |
| 3 | Following week: window, closet and subfloor work substantially underway. | $1,000 |
| 4 | Following week: drywall, plaster repair and ceiling-smoothing work substantially underway. | $1,000 |
| Final | Finished flooring, trim, paint, outlets, switches, lights and agreed punch list completed. | $2,000 |
| Total labor | $6,500 | |
The section prices define the work. The draws establish the expected weekly payment schedule; individual tasks may shift between weeks as the work is sequenced.
Changed conditions and additional scope
No automatic extras. If one of the following conditions appears, work at that point pauses long enough to discuss the effect on method, schedule and price. Additional work begins only after agreement.
Structure and floor
- Damage extends beyond the identified bathroom joist or affects several joists.
- Hidden rot, insect damage, crushed wood or a failed wall-top/support point is uncovered.
- The block wall or basement floor cannot safely hold the planned bracket or support.
- Plumbing, ductwork or wiring blocks the agreed board and support layout.
- The floor, walls or finishes move, crack or bind unexpectedly while the floor is being lifted.
- The larger house slope prevents us from making the bedroom and hallway reasonably flat within this section.
Walls, windows and electrical
- Much more plaster or paint is loose than can presently be seen.
- Removing a window uncovers rot, a damaged support above the window or an opening that must be rebuilt.
- The selected flooring needs substantially different preparation than planned.
- The planned wiring path through the ceiling or walls is blocked and requires additional openings or work in another room.
- The existing panel or old wiring needs repair or replacement beyond the circuits listed here.
- Hazardous or unknown material is found and needs separate handling.
Owner-supplied items
The $6,500 is labor only. The owner supplies all building materials, hardware, fixtures, finishes, fasteners, adhesives and job-specific consumables.
This includes lumber, drywall, subfloor, flooring, windows, connectors, supports, anchors, electrical equipment, wire, devices, lights, paint, trim, drill/masonry bits, saw and masonry blades, grinding discs, sanding blocks/screens, tape, plastic, caulk, rollers and brushes. Ordinary reusable hand and power tools are included with labor. Any specialty rental is discussed first.
Materials — Section A order first
Home Depot catalog identifiers were checked September 5, 2026. Public pages did not reliably expose Burton #2717 shelf quantities; verify same-day stock in the Home Depot app or with the Burton Pro Desk at 810-715-2402.
| Qty | Item | Model / part | Home Depot identifiers | Timing |
|---|---|---|---|---|
| 4 | No. 2-or-better 2×10×8 lumber; match actual joist depth | WOOD — field match | Burton lumber desk | order now |
| 2 | Straight No. 2-or-better 4×4×8 posts: lift/support allowance plus wall contingency | WOOD — field cut | Burton lumber desk | order now |
| 2 | No. 2 2×4×8 for temporary bracing/cleats | WOOD | Burton lumber desk | order now |
| 4 | Simpson double-2×10 face-mount joist hanger | LUS210-2Z | Internet 100375371 SKU 669452 | order now |
| 2 + 4 conditional | Simpson single-2×10 face-mount joist hanger | LUS210Z | Internet 100375106 SKU 865889 | order / return spare |
| 1 box / 100 | Simpson Strong-Drive SD connector screws, #9 × 1½ in. | SD9112R100 | Internet 202071152 SKU 477314 | order now |
| 1 box / 100 | Simpson Strong-Drive SD connector screws, #9 × 2½ in. | SD9212R100-R | Internet 206101818 SKU 478811 | order now |
| 1 box / 50 | Simpson Strong-Drive framing screws, 0.160 × 2½ in. | SDWS16212QR50 | Internet 321563388 | order now |
| 4 tubes | Premium polyurethane construction adhesive for sister contact | Field-selected | Verify label and Burton stock | order now |
| 1 | Husky 6-ton hydraulic bottle jack; lifting only | HPL6B | Internet 308174827 SKU 754902 | order now |
| Up to 3 | Permanent-rated adjustable steel building-support columns; exact model requires installed height | HEIGHT HOLD | Example only: Tiger 3A-66610, Internet 202086524, SKU 746626; fits 78–82 in. only | measure first |
Section A contingency items
| Qty | Item | Model / part | Identifier / source | Reason |
|---|---|---|---|---|
| 1 | Simpson adjustable 4×4 post base | ABA44Z | HD Internet 100374999 SKU 669421 | Wall-side 4×4 contingency |
| 1 pair | Simpson adjustable 4× post cap | AC4Z | HD Internet 100375176 SKU 669439 | Positive post-to-support connection |
| As selected | Wall-side lateral keeper/collar for the 4×4 | FIELD MATCH | No part assigned until clearances and bracket-hole pattern are known | Prevents lateral/outward post movement |
| Small pack | Simpson Titen HD anchor for verified solid/grouted masonry | THD37300HF1 ⅜ × 3 in. | HD Internet 300690800 SKU 1002236974 | Use only if substrate and bracket match |
| 1 cartridge | Simpson SET-3G high-strength anchoring epoxy | SET3G10 | HD Internet 312947523 SKU 1005261153 | Hollow-block contingency; return if unopened |
| 3 | Gray Simpson Opti-Mesh screen tubes for ⅜-in. threaded rod | 3GWS373P or 3GWS376P | Structural fastener supplier; length follows verified block geometry | Required when an anchor location opens into hollow CMU |
| 3 | ⅜-in. clean threaded rods with washers and nuts | MATCH SCREEN / BRACKET | Field-cut only after embedment and projection are set | Hollow-block contingency |
Contingency products may be returned if not required and still returnable. Do not substitute a lead shield or ordinary wedge anchor for the hollow-block system.
Materials — Section B, order after measurements
| Qty | Item | Model / part | Home Depot identifiers | Timing |
|---|---|---|---|---|
| Area ÷ 32 + 10% | 23/32-in. APA-rated T&G plywood/OSB subfloor | WOOD — final selection | Field measure bedroom + hallway | phase B |
| Per sheet layout | Liquid Nails Subfloor and Deck, 28 oz. | LNP-902 | Internet 202203997 SKU 515581 | phase B |
| Area ÷ 32 + 10% | ½-in. USG Sheetrock UltraLight drywall | 14113411708 | Internet 202530243 SKU 893749 | phase B |
| Field quantity | Liquid Nails Drywall Advanced, 28 oz. | DWP-40 | Internet 309460978 SKU 1004508309 | phase B |
| 1 box / 5 lb | Grip-Rite #8 × 2½-in. coarse-thread drywall screws | 212CDWS5 | Internet 100113786 SKU 757479 | phase B |
| 1 bag | USG Sheetrock Durabond 45, brown bag, 25 lb. | USG 381110 | Not confirmed on current Home Depot shelf listing; drywall supply may be required | phase B |
| 1 / 4 lb | DAP Plaster of Paris, white dry mix | 10318 | Internet 100126904 SKU 106225 | phase B |
| 1 gallon | Larsen Plaster-Weld bonding agent | PWG04 | Paint/drywall supplier; not confirmed at Home Depot Burton | phase B |
| 1 pail | USG green-lid All Purpose ready-mixed joint compound, 4.5 gal. | 380501 | Internet 100321605 SKU 258725 | phase B |
| 1 roll | USG paper joint tape, 2-1/16 in. × 250 ft. | 382175 | Internet 100321613 SKU 258423 | phase B |
| 1 roll | FibaTape fiberglass mesh, 1-7/8 in. × 300 ft. | FDW8665-U | Internet 100429159 SKU 483689 | phase B |
| 1 roll | FibaTape metal drywall corner tape, 100 ft. | FDW6622-U | Internet 100266369 SKU 349995 | phase B |
| 1 / 5 gal | KILZ PVA white interior drywall primer | PX01005 | Internet 202665645 SKU 454089 | phase B |
| 2 | 3M 120-grit fine drywall sanding sponge | 30904F | Internet 202074118 SKU 752277 | phase B |
| 1 / 10 pack | 3M 120-grit drywall sanding screens | 99438 | Internet 100321149 SKU 754038 | phase B |
| Allowance | Coarse sanding blocks plus finer finish blocks/screens | FIELD SELECT | Match to plaster removal and finish coat | phase B |
| 2 | Replacement windows | OWNER SELECTION | Order from verified rough-opening measurements | measure first |
| Field quantity | Basic trim, finish flooring and final paint | OWNER SELECTION | Style, color and quantity to be approved | select later |
Open item, intentionally not on the purchase list: locate an appropriate approximately 24–36-in.-wide fiberglass reinforcing mesh/fabric if broad plaster reinforcement is required.
Materials — Section C electrical allowance
Final breaker, conductor and device selections follow the existing panel and final circuit layout. The table identifies the principal owner-supplied products without locking the project into the wrong panel hardware.
| Qty | Item | Model / part | Home Depot identifiers |
|---|---|---|---|
| 10 | Carlon 1-gang 20-cu.-in. old-work PVC boxes | B120R | Internet 202077323 · SKU 141206 |
| 1 | Westinghouse retrofit ceiling-fan Saf-T-Brace | 0140000 | Internet 204845573 · SKU 1007812589 |
| 4–6 | Commercial Electric 6-in. color-selectable canless LED kits | 91302 | Internet 306079881 · SKU 1003532011 |
| 1 roll | Southwire 250-ft. 12/2 copper NM-B with ground | 28828269 | Internet 202019375 · SKU 268844 |
| 1 / 10 pack | Leviton 15A tamper-resistant white duplex receptacles | M22-T5320-WMP | Internet 100684043 · SKU 897912 |
| As laid out | Switches, wall plates, cable staples, listed connectors and fixture selected for hallway | FIELD / OWNER SELECT | Match final color, gang count and control layout |
| As required | Compatible breaker(s) | PANEL MATCH ONLY | Identify the existing panel before purchase |
Approval
By signing below, the owner approves the described labor scope, section prices and progress-draw schedule. Materials and expendables are owner-supplied. Changed conditions and work outside this scope will be discussed before additional labor or cost is incurred.
Owner / ClientDate
Matt SalemDate
Builder review — Section ADate
Review notes / revision reference