I emailed them a letter last week and they quickly responded the following day with this sentence : Thanks for the added information. We appreciate it. As you might expect, much of the work was done by the people involved dervissdesign@earthlink.net > ---------- > From: michelle derviss > Sent: Thursday, April 21, 2005 5:27 PM > To: reader_letters - Sunset > Subject: Cost analysis is unrealistic for landscape article > > > April 22, 2005 > > Sunset Magazine - Garden Department > Menlo Park CA > > Garden Department : > Julie Chai > Lauren Bonar Swezey > Bud Stuckey > Peter O. Whiteley > > > Dear Garden Markers, > With great interest I read the article entitled " Backyards from the Ground Up" in the May 2005 issue . > > All of the designs that the Sunset Staff came up with were well thought out and pleasing to the eye, but the rough budget of $15,000.00 for the design and installation was way off the mark Â, and may contribute to unrealistic expectations from unsuspecting homeowners . > > For years readers have turned to Sunset for reliable information along with inspiring articles on responsible design. > This current article is somewhat misleading in the way it emphasized the goal of : " affordable landscape design for a modest back yard on a budget of roughly $15,000 each plus installation". > > The writers and the readers of this article may find it financially enlightening if each project was realistically priced out by a licensed contractor . > Even if a handy homeowner was to purchase all the materials and provide all of the labor, one would find that once the rental costs were added in for machinery rental ( rototiller, sod roller, U- Cart concrete , trucking for materials ) that the $ 15 K budget is well below the articles estimate. > > As an example in Garden # 4 , The 20Â x 22 Trex deck alone would push you over your > $ 15,000.00 budget in the San Francisco Bay area if a licensed contractor was to properly pay for the building permit , his material and labor to build the deck. > If a homeowner was to purchase the materials , apply for the permit and provide all the labor for free , the cost of the materials and permit together would come in at around $ 2600.00. > That leaves $ 12,000 for the raised beds, lawn, concrete flat work, soil amendments, plants, minor grading, minor drainage, mulch, irrigation and the low voltage lighting system which is unrealistic . > > In the future it may be an educational benefit to have a licensed contractor provide you with a cost estimate breakdown for your inspiring designs. > > Sincerely, > Michelle Derviss >

The iPad is a beautiful machine, and I was sorely tempted, but I was concerned about having no Flash capability and being locked into the Apple market. I wasn't sure how limited I would feel, but I knew how much flexibility I would have with Android. While getting the Galaxy Tab 10.1 was a bit of an indulgence, the one at Costco came with an instant rebate, and a free leather protective pouch. Another important factor was that Costco offers a second year of warranty for free on their tvs and computers, and I got a third year by paying for it with a Costco/Amex credit card. This saved me from having to buy a separate, extended warranty, so it's something to factor in if you are shopping for a tablet. You also have a 90-day period in which you can return almost any electronics item for a refund if you don't like it. (I'm not shilling for Costco: I have no connection with them other than as a satisfied customer. Their second year warranty saved me once when my big screen tv died in the 13th month and they did a $1000 repair for free.)

If you are going to do a lot of the work yourself, and only hire out the work for some specific licensed trades and work that specialty equipment or tools or skill are needed, you sound similar to what my husband and I have done on approx 5 houses in the last 10 years, all similar in age and character and condition to the one you are looking at. I know prices vary by region, and I'm probably opening myself up to a bunch of critical comments from people saying either we spent too much and wasted money in one area, or too cheap in another... But I want to try to offer some help in a possible pricing to help you decide if you want to go down this path or not... P - hire a plumber: varies with the house and whether you add a bathroom, but plan for $5k, assumes they take care of big stuff, roughin the shower, code, venting, but you DIY fixture installations - Hire an electrician: similar to plumbing, varies with the house, but assume $3k for them to do layout changes, code corrections, but you DIY fixture installations - if a roof is needed and/ or painting touchups, fascia repairs, etc: big variable but for this assume $8k minimum - assumes siding is in good condtition, $0k or add more - assumes heat / air conditioning / hot water heater are all in good condition, or add more - assumes water in the basement isn't a problem, or add more for dealing with mold, draintile, grade corrections outside, etc. - Hire a hardwood floor refinisher: $2k - assumes hardwood everywhere except kitchen and bathrooms, otherwise add more for carpet/ new floor in other rooms - windows: Varies a lot if you repair or replace, and if replace what quality, but for this rough estimate figure $200 per window x probably around 20 windows would either pay for repair supplies and hardware, or a cheap vinyl replacement, DIY install. $4k - Kitchen materials: ikea cabinets $4k with butcher block countertops, or add $3-4k for granite, $3k cheap ss appliances, $1k tile and paint, you DIY all installation - Bathroom materials: $2k ( tub/shower, vanity, faucets, ligt fixtures, tile), You DIY all installation, Looks like times two in this house plus $1k powder room= $5k., all DIY installation except for the roughin plumbing notes above - light and door fixtures : $1k, all DIY install - basic supplies: Paint, sheetrock, spackle, sanding pads, hinges, eurythane : $3k, all DIY install - holding costs: depends on tax rates, if you need to heat/cool, etc but if you figure $400/ month for 3-4 months (this would have you and your husband there probably 20-30/hrs a week if you are moderately competent but not streamlined professionals at this), adds a bit more than $1k, more if you have a loan with interest accruing. Soooo.... If I add all of this up, I get at least $40k of fixup costs which is you doing almost all of the work. And I should note these are economical material and finishing choices. And assumes you already own all the tools needed to do the work. If you pay $25 k plus $1k in closing costs (no mortgage fees) you'd have at least $66k in to it. If you later sell for $125k, after real estate commissions and another 3 months of holding costs, you may get $110k. So- best case scenario i think you might potentially take home a little over $40k for 3+ months of work. Or, it could be a lot less profit if you hire out more of the work, if you add a 10% error budget ($4k), need new HVAC ($6k), mold/water issues ($?), extensive plumbing (+$6k), exterior repairs ($3-$15k), if opening up walls triggers other code improvements like insulation and vapor barrier ($2k or more), if you add landscaping curb appeal ($1-3k)..... Hopefully you find this helpful, and can adjust this to fit the house you are looking at, your local requirements and rates, etc. It can be fun to bring these houses back to beautiful, and there can be some money to be made doing it. But it's important to run the numbers upfront so you know what you are getting in to. It also makes the work a lot more fun when you feel like you are doing it "on budget"- noone has fun when things are going wrong or you are stuck midway knowing you are loosing money on it. Another thing that my husband and I do, is we each get a $1k "allowance" to spent on "frivolous" things for the house. Well maybe "frivolous" is too spendy of a word, but for certain as you are going through the project you and you husband will have differences of opinion on what to put in the house: Maybe he likes a $2.99/sqft tile and you don't want to waste money and are ok with a $0.99 tile. If he really likes the more expensive tile, that extra $2/ sqft can come out of his "frivolous allowance". It allows both of you to have input and fun with some minor upgrades, but keeps a cap on them. Good luck if you decide to do this - either on this house or a different one! :-)

It's really important that you compare apples to apples; each estimate should include the exact same things. Also, as much of a pain as it will be, try to specify as many details as possible before you sign any contract. I thought I had mostly done that when we expanded our kitchen a little, and wanted the walls done in a particular finish. The entryway had been enlarged by a little but did they use the same (more time-consuming = more expensive) pattern? Nope. I had left the house that day for a couple of hours and had assumed they would carry on the pattern into that area as well. It would have meant a big argument with the contractor and I wasn't up for that, as I'm sure he knew. He also didn't do an interior doorway the way I wanted it done. As time goes on, contractors might try to cut some corners to make sure they get the cut they want. (Sorry to sound negative, I just wanted to point out a possibility.)