In order. The first two are blockers for everything below them.
Concept 1, "Light Scandinavian Spa" (Jeanette, Jul 5). Full board · Design Spec doc · Floor plan v3 (to scale) (edit) · magicplan scan
| Element | Selection |
|---|---|
| Measured shell | Main room 892 sq ft, 33' x 34' 6", ceiling 9' 3¾", 1,429 sq ft of paintable wall. Storage rooms: 12' x 22.5' behind gym wall + 80" x 90" behind TV area, both scope TBD. Laundry (75" x 160") stays put |
| Layout | Three zones: gym + wellness, kids play area, lounge / TV / dry bar. Laundry, storage, walk-in closet, pump/HVAC stay put |
| Flooring | Woodura Oak Nature, Natural, throughout. Gym zone gets equipment mats on top where needed |
| Walls & ceiling | Benjamin Moore Pale Oak |
| Accents | White oak slat panels, matte black hardware, textured wool rug |
| Lighting | 2700K warm LED, layered: recessed, sconces, LED strips |
In the concept but NOT in Tony's quote: dry bar with beverage fridge, built-in storage wall, white oak slat accent wall, gym mirror wall, and layered lighting (his electrical line only covers replacing switches and outlets). Per the proposal, every one of these is a written change order at extra cost. Get them priced before signing so the contract reflects the real project.
Back-planned from the November 15 deadline. Dates left of the arrow are the latest safe dates; earlier is better.
From the Galactic Construction proposal, March 24, unsigned. Flooring is bought by you and is not in the quote.
| Item | Amount | Notes |
|---|---|---|
| Basement refinishing (demo, walls, trim, paint, flooring install) | $51,700 | Includes dumpster and debris removal |
| Electrical (switches, outlets, heat pump lines) | $3,670 | |
| HVAC Option 1: mini-split, 2 heads | $14,138 | Tony's recommendation for balanced air |
| HVAC Option 2: mini-split, 1 head | $9,244 | Pick one. Difference is $4,894 |
| Contract total | $64,614 – $69,508 | depending on HVAC choice |
| Flooring materials (you buy): Woodura, whole floor | ~$7,000 – 10,000 | 892 sq ft measured; order ~950–1,000 sq ft. +~290 sq ft if storage room 1 gets finished |
| Concept 1 additions: dry bar + fridge, built-ins, slat wall, mirror, layered lighting | ~$15,000 – 35,000 | Placeholder until Tony prices each; wide because finish level drives it |
| Permits | TBD | Billed extra per the proposal. Unresolved |
| Contingency, 10% | ~$7,000 | Changes must be written orders and cost extra |
| Realistic all-in | $80K base · $95–120K full Concept 1 | Funding: cash reserves. Decide which additions make the cut before signing |
Payment schedule per proposal: 25% at signing, 25% after demo, 25% after flooring install, 25% at completion. On the Option 1 total that is about $17,377 per milestone. Hold the last payment until the punch list is done.
Based on Concept 1 at the finish level Jeanette is going for. Dollar figures are rough placeholders until Tony gives measurements and prices.
| Item | Who buys | Rough cost | When |
|---|---|---|---|
| Woodura Oak Nature flooring: 892 sq ft measured, order ~950–1,000 sq ft | Us | $7,000–10,000 | Measured via magicplan. Order once Tony confirms spec. Gates the schedule |
| Light fixtures: sconces, LED strips, recessed trims (2700K) | Us (Tony installs) | $2,500–5,000 | Pick by mid-Aug so electrical rough-in matches |
| Beverage fridge for the dry bar | Us | $1,500–3,500 | Pick early: cabinetry gets built around its dimensions |
| Matte black hardware, pulls + door levers | Us | $300–800 | Before trim goes in |
| Gym mirror wall | Us or Tony | $1,000–2,500 | Glass shop typically templates after walls are painted |
| Dry bar cabinetry + counter | Tony prices first | $5,000–12,000 | Custom vs semi-custom is the big cost lever |
| Built-in storage wall, kids zone | Tony prices first | $4,000–10,000 | Same lever: carpenter-built vs cabinet-line |
| White oak slat panel wall | Tony prices first | $1,500–4,000 | Panels are orderable; install labor is his |
| Gym equipment mats, furniture, rug, kids table, gym equipment, TV | Us | Separate budget | After construction. Not counted in project total |
Sequence that keeps everything on schedule: Tony confirms measurements and prices the additions → we decide what makes the cut → order flooring immediately, fridge and lighting by mid-August → everything else follows the build.
| Decision | Status | Owner | Notes |
|---|---|---|---|
| Contractor: Galactic Construction | Decided | Jeff + Jeanette | Only quote obtained; no comparison bids |
| Deadline: November 15, 2026 | Decided | Jeff + Jeanette | |
| HVAC Option 1 vs Option 2 | Open | Jeff + Jeanette | Needed before signing |
| Flooring product + color | In progress | Jeanette | Concept 1 pick: Woodura Oak Nature, Natural. Confirm spec + measurements with Tony before ordering |
| Gym zone flooring: wood throughout, mats on top | Decided Jul 5 | Jeff + Jeanette | One flooring order, simpler install; buy equipment mats with the gym gear later |
| Paint colors, walls + trim | In progress | Jeanette | Concept 1 pick: Benjamin Moore Pale Oak, walls + ceiling |
| Layout / furniture plan | In progress | Jeanette | Concept 1 zoning: gym / kids / lounge + bar. Under review with Tony |
| Concept 1 additions: bar, built-ins, slat wall, lighting | Open | Jeff + Jeanette + Tony | Need Tony's price on each before signing; then keep or cut per budget |
Answers get logged here as they come in.