- City permit application and filing (Jorge files at the city)
- Coordination of the structural engineer (bouncy-ceiling assessment + roof-conversion drawings) — before framing starts
- Trade scheduling, inspections, and jobsite protection
- Tear-off of the existing roof covering on both converted sides (~750 sq ft)
- Removal of the existing attic gas heat/AC unit (disconnect coordinated with the HVAC line)
- Removal of the existing staircase before the new straight-run stair is built
- Tear-out of squirrel- and water-damaged sheathing and insulation (extent confirmed at demo)
- Debris removal and haul-off
- Assessment of the bouncy ceiling area (floor structure above the main house)
- Structural drawings for the roof conversion (blow-out of both sides)
- Review of the new 48-inch straight stair opening and future chair-lift load path
- Blow out both sides of the attic roof to gain usable headroom
- Re-roof of the converted planes with underlayment, flashing at the new dormer walls, drip edge and ridge venting (~750 sq ft — assumed)
- New dormer rooflines: seamless gutters + downspouts tied into the existing drainage
- Roof / rafter framing on both converted sides
- Knee wall with storage on one side — squared-up room feel
- Extension of the center dividing wall (two separate rooms)
- Staircase rebuilt wider at 48 inches and reoriented straight down — future chair-lift ready (dedicated 120V chair-lift outlet at the landing — runs under 10121 Electrical, roughed in before wall board)
- Structural wood blocking (2×8/2×10) in the bathroom walls at toilet + shower for future grab bars
- Handrail mounting blocking + TWO continuous wall-mounted handrails on the new stair — both sides, accessible height
- Rough openings for the new windows
- Framing quantities (assumed — confirm on site): ~54 rafters 2×6 @ 16-in · ~85 LF of new walls · stair rebuild (2 stringers, ~14 treads/risers, 48-in wide)
- Insulation of the new roof slopes and dormer walls
- Sound / acoustic separation in the apartment floor above the main house (engineer is in that cavity for the bouncy ceiling)
- Air-sealing at the capped attic duct, removed unit chase and window openings
- Insulation (assumed — confirm on site): ~1,460 sq ft total — roof slopes ~715 + dormer/knee walls ~165 + floor sound 578
- Two large dormer windows (32" × 52") — one in each room, for light
- Front-wall window converted to a kitchen window for the kitchenette — replaces the squirrel-damaged unit
- Exterior flashing, foam and caulking on all new openings
- New siding and weather barrier on both shed / dormer exterior walls
- Siding repair and flashing around the replaced front window (squirrel-damaged surround)
- Siding (assumed — confirm on site): ~350 sq ft — dormer faces ~96 + eave band ~175 + cheeks ~50 + window patch ~30
- Door at the bottom of the stairs
- Bathroom door and bedroom door — interior doors sized for wheelchair access (32" minimum clear)
- All three doors hung and cased by THI
- Quarter round / shoe molding at the floors installs under 10117 Flooring
- 6–8 linear feet of cabinets with sink and countertop (front wall near the stairs)
- Counter space for microwave / air fryer
- LVP supply and installation over the full apartment (578 sq ft — two rooms)
- Includes standard subfloor prep — screw-downs, seam sanding, light leveling
- Transitions + quarter round / shoe molding painted to match
- Major self-leveling or subfloor replacement = change order quoted before the work
- New ductless 2-zone mini-split system to condition the apartment (the existing 3-ton unit cannot cover the added space)
- Existing attic duct capped off
- Existing gas heat/AC unit in the attic removed
- New bathroom exhaust fan
- Defect walk and hardware adjustments at completion
- Deep clean of the new apartment before move-in
| Service | Quantity | Amount |
| 10100 — General Conditions & Permits | 1 job — permits + coordination | $1,800 |
| 10101 — Demolition & Debris Removal | Roof tear-off both sides · stair (1) · gas unit (1) · damaged sheathing/insulation — extent at demo | $2,400 |
| 10103 — Structural — Engineer Review | 1 — bouncy ceiling + roof drawings + stair opening | $1,600 |
| 10104 — Roofing — Shed / Dormer Conversion | ~750 sq ft (assumed) + dormer gutters/downspouts | $5,000 |
| 10105 — Framing (incl. 48" Stair, grab-bar + handrail blocking) | ~54 rafters · ~85 LF walls · stair — assumed | $9,250 |
| 10106 — Insulation & Sound Separation | ~1,460 sq ft (roof + walls + sound floor) — assumed | $2,250 |
| 10110 — Windows | 3 units — 2 × 32"×52" dormer + 1 kitchen window | $2,400 |
| 10111 — Siding — Dormer Exteriors & Tie-Ins | ~350 sq ft — assumed | $1,750 |
| 10109 — Doors & Trim (ADA-Sized) | 3 doors — stair-bottom + bedroom + bathroom | $1,600 |
| 10115 — Kitchenette Cabinets & Countertop | 6–8 linear ft + sink counter | $2,500 |
| 10117 — LVP Flooring (incl. standard prep + QR/shoe) | 578 sq ft (two rooms) | $4,100 |
| 10122 — HVAC — Mini-Splits | 2-zone system, 2 rooms | $7,000 |
| 10130 — Punchout & Final Clean | 1 apartment | $750 |
| Optional — services selected above (Drywall / Paint / Plumbing / Electrical) | Choose in the box above | $0 |
| GRAND TOTAL — BASE SCOPE (THI) | $42,400 |
Structural engineering review (10103) is included on this estimate. Corrections or repairs identified by the engineer that fall OUTSIDE the included framing scope are not part of this estimate — an updated estimate will be issued after the engineer's comments are reviewed. Select the optional services above to build your total (ALL SERVICES = $61,200 full build).
By agreeing to these Terms and Conditions, the customer acknowledges and accepts the outlined responsibilities and scope of work.
Scope: Convert the upstairs attic / FROG space into a self-contained apartment for a handicapped family member. Blow out both sides of the attic roof (shed / dormer style) to create headroom, frame back up with large windows, and finish the space as two rooms with a bathroom (prefab 4×4 shower, single vanity, toilet), a kitchenette (6–8 ft of cabinets with sink and counter), and a dedicated straight staircase widened to 48 inches (chair-lift ready, grab-bar blocking, dual continuous handrails) with a door at the bottom. Work includes city permits, structural engineer review (bouncy ceiling + roof-conversion drawings), dormer gutters/downspouts, new siding on the converted exteriors, LVP flooring with standard subfloor prep and quarter round/shoe painted to match, mini-split HVAC, and a deep final clean. Drywall, painting, electrical and plumbing are offered as optional add-ons on this estimate. The base scope above ($42,400) is the THI proposal; the full build with all optional trades is $61,200. Structural corrections or repairs the engineer identifies that fall outside the included framing scope are not part of this estimate — an updated estimate will be issued after the engineer's comments are reviewed.
Not included: Tile work (prefab shower chosen), carpet removal, baseboards and interior trim, major self-leveling or subfloor replacement (change order), appliances, mold remediation (only if the demo reveals it), work outside the apartment scope, and exterior work beyond the roof conversion, windows and siding.
Contractor supplies: All materials for the included scope — framing, roofing, gutters, windows, siding, insulation, doors, LVP, kitchenette cabinets and countertop, mini-split equipment, and fasteners / adhesives.
Notes:
**Jobsite will be left clean once completed.
**Existing squirrel and water damage is assessed during demolition; any repair beyond the included tear-out is quoted before proceeding.
Warranty:
**12 months workmanship.
Payment Terms:
· Total Project Cost (base scope): $42,400
· Draw 1 — Deposit to Schedule: $10,600.00 (25%) — due upon signing
· Draw 2 — Demo, Roof & Framing complete: $10,600.00 (25%)
· Draw 3 — Finishes & rough-in complete: $10,600.00 (25%)
· Draw 4 — Final: $10,600.00 (25%) — due upon completion
· Optional trades (if THI performs them): add $18,800 — full build total $61,200
Validity: valid until September 14, 2026 (one week from the estimate date).