Project Overview
Customer: Emre
Project: Duplex Renovation — 2 units, each to 2 bedrooms
Address: 213 South Birdneck Rd, Virginia Beach, VA
Scope: Duplex only (the 3rd structure on the lot is separate)
Interior: ~1,464 sq ft across 15 rooms (both units)
Finishes: Quartz tops · tubs with tile walls · LVP flooring everywhere · new appliances
Included Scope
1 · General Conditions & Demolition
10100General Conditions$15,000
- Job supervision and coordination of all trades for the full duplex renovation
- Site protection during the work — floors, openings, exterior
- Dumpster coordination and daily debris control
- Client updates through the project
- Quantity: both units · ~13-week renovation
10101Demolition & Trashout$8,750
- Removal of soft / water-damaged flooring and old tile in both units
- Full tear-out of both bathrooms (tub, tile, fixtures)
- Removal of damaged drywall and ceiling sections
- Haul-off of all debris
- Quantity: ~1,340 sq ft floors · 2 bathrooms · damaged sections
2 · Structure & Foundation
10103Structural — Full Top-Down Package$32,000
- Complete foundation repair on both units — top-down package
- Replacement of termite-damaged wood: subfloor, floor joists and beams
- Completion of the sistering already started at the property
- Water-pooling correction under the structure
- Owner goal: done right so it lasts — no repeat issues in 5–10 years
- Quantity: both units · full foundation
10105Framing$6,500
- Interior partition changes per unit to create the 2-bedroom layouts
- Door rough-ins for the bedroom closures and privacy doors
- Ceiling opening repair and block-wall patching as found
- Layout details finalized on site during framing
- Quantity: ~250 linear ft of wall work · 2 units
10106Insulation$2,200
- Batt insulation in the exterior 2×4 walls of both units
- R-13 / R-15 grade, supply and install
- Quantity: ~1,400 sq ft of 2×4 exterior walls
3 · Roofing, Windows, Doors & Exterior
10104Roofing$12,150
- New roof covering over both units — area derived from the measured plan: ~47' × 31' footprint + 4/12 pitch + 1.5-ft eave = ~1,960 sq ft (~19.6 squares), assumed — confirm on site
- Underlayment, drip edge and flashing at the new covering
- Tear-off of the existing roof covering included
- Quantity: ~1,960 sq ft (assumed from the measured footprint — confirm on site)
10110Exterior Doors & Windows$14,600
- Replacement windows with black frames throughout both units
- Four exterior doors — new / replacement
- All openings flashed, sealed and trimmed to the block/concrete walls
- Counts confirmed from the walkthrough
- Quantity: 4 exterior doors · ~12 windows
10111Siding, Fascia & Soffit — Removal + Match$6,540
- Removal of existing brick and siding sections on the duplex exterior
- Loose front brick section removed and re-attached, or replaced with matching ivory stone
- Match to the ivory/stone exterior look of the property
- Fascia board replacement at the roof edges (~100 LF — assumed from the eave runs, confirm on site)
- Soffit replacement — 24-in overhang from the wall around the full perimeter (~312 sq ft, assumed — confirm on site)
- Quantity: siding/brick extent to measure · fascia ~100 LF · soffit 24-in overhang around the perimeter (~312 sq ft)
10109Doors & Trim$8,450
- New interior doors including the bedroom-closure privacy doors
- Baseboard supply and install throughout both units (~560–580 linear ft after deductions)
- Trim painted to match the existing finish
- Quantity: ~12 interior doors · ~570 linear ft baseboard
4 · Finishes & Systems
10107Drywall — Rough Install$1,430
- Hang drywall where the existing board is damaged, in both units
- New board at the demolished bathroom and kitchen areas
- Quantity: ~1,100 sq ft new board
10108Drywall — Finish$2,975
- Tape, mud, sand and texture on all new board
- Patch and feather of remaining damaged sections
- Quantity: ~1,100 sq ft new + ~600 sq ft patched
10113Interior Painting$13,810
- Prime and paint walls and ceilings throughout both units
- Trim and doors painted to match
- Neutral, rental-durable finish
- Quantity: ~5,300 sq ft walls & ceilings + trim + doors
10115Cabinets & Countertops$16,500
- New stock shaker cabinets in both kitchens
- Quartz countertops, supply and install
- New sinks and faucets per kitchen
- Quantity: 2 small kitchens
10116Tiling$3,400
- Tub in both bathrooms with tiled walls
- Tile flooring in both bathrooms, builder-grade finish
- Waterproofing behind the tile
- Quantity: 2 bathrooms
10117Flooring — LVP Everywhere$8,400
- Luxury vinyl plank flooring through every room of both units
- Includes standard subfloor prep — screw-downs, seams, light leveling
- Transitions and shoe molding
- Major leveling beyond standard prep = change order quoted before the work
- Quantity: ~1,340 sq ft throughout both units
10119Appliances$7,500
- New kitchen appliance sets for both units — range, refrigerator, dishwasher, microwave
- Supply, delivery and hook-up
- Quantity: 2 full kitchen sets
10120Plumbing$14,000
- Full plumbing rough and final for both bathroom remodels
- Kitchen supply and drain roughs in both units
- Two new 40-gallon water heaters
- Quantity: 2 bathrooms · 2 kitchens · 2 water heaters
10121Electrical$6,800
- New light fixtures and switches throughout both units
- Exterior accent lighting for nighttime curb appeal
- Panel on this unit already upgraded to 200 amp — no panel work needed
- Other buildings' meters are separate — not part of this scope
- Quantity: both units · fixtures & lighting
10122HVAC$14,500
- Two new regular split-system HVAC units, supply and install
- Sized at 2½ tons per ~730 sq ft unit
- No mini-splits — full units as decided
- Quantity: 2 units · 2½-ton each
Itemized Scope — Quantity & Amount
| Service | Quantity | Amount | |
| 10100 | General Conditions | both units | $15,000 |
| 10101 | Demolition & Trashout | ~1,340 sq ft floors + 2 baths | $8,750 |
| 10103 | Structural — Full Top-Down Package | both units, full foundation | $32,000 |
| 10104 | Roofing | ~1,960 sq ft (assumed) | $12,150 |
| 10105 | Framing | ~250 linear ft | $6,500 |
| 10106 | Insulation | ~1,400 sq ft | $2,200 |
| 10107 | Drywall Rough Install | ~1,100 sq ft | $1,430 |
| 10108 | Drywall Finish + patches | ~1,700 sq ft | $2,975 |
| 10109 | Doors & Trim | ~12 doors · ~570 linear ft | $8,450 |
| 10110 | Ext. Doors & Windows | 4 doors · ~12 windows | $14,600 |
| 10111 | Siding, Fascia & Soffit — removal + match | fascia ~100 LF · soffit 24 LF | $6,540 |
| 10113 | Interior Painting | ~5,300 sq ft + trim/doors | $13,810 |
| 10115 | Cabinets & Countertops | 2 kitchens (quartz) | $16,500 |
| 10116 | Tiling | 2 bathrooms | $3,400 |
| 10117 | Flooring — LVP | ~1,340 sq ft | $8,400 |
| 10119 | Appliances | 2 kitchen sets | $7,500 |
| 10120 | Plumbing | 2 baths · 2 kitchens · 2 water heaters | $14,000 |
| 10121 | Electrical | both units + exterior accent | $6,800 |
| 10122 | HVAC | 2 × 2½-ton units | $14,500 |
| Estimated Total | $195,505 | ||
Quantities marked with "~" are from the measured room plan and the site walkthrough — final counts confirmed before the work.
Terms & Next Steps
Scope of Work: Complete renovation of the 2-unit duplex at 213 South Birdneck Rd, Virginia Beach — both units reconfigured as 2-bedroom layouts. Full structural top-down package (foundation, subfloor, joists, beams), new windows and doors, kitchens with quartz tops, tub bathrooms, LVP flooring throughout, new appliances, new HVAC (2½-ton units), plumbing and electrical — everything listed above.
Not Included: the 3rd structure on the property, property-wide site work (trees / survey / fence), and the other buildings' electrical service — see the sidebar list.
Pricing: $195,505 total — itemized above. 10103 Structural carries the agreed full top-down package price; every other line is priced at current 2025–26 homeowner-market rates (Virginia Beach / Hampton Roads where published).
Payment terms: 50% deposit to schedule — $97,752.50 · 50% final on completion — $97,752.50.
Warranty: 12-month workmanship on the work performed.