HELP me fix a major staircase error in a new cabin!!
3 years ago
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- 3 years agolast modified: 3 years ago
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Major water leak, getting new kitchen
Comments (23)Ok I finally got some pics uploaded to photobucket. It would be so nice to be able to copy and paste in your posts but oh well this is the view I had when walking into my kitchen my boys tearing out some drywall that was dripping then First Reponse showed up and got to work they started sucking up water and using huge (maybe 6?) dehumidifiers and probably 20 fans throughout the house. They have been there every day since last friday. I think things are drying out great, at least they seem real pleased. They are pulling out on Monday. All the wood floors are up, ceramic tile from bathroom is up, and all wet carpet was cut out that same night. Next I guess is that granite fabricators will come in and remove counter tops for storage and reinstall later. Then they can get cabinets up so the rest of wood floors can be removed. Lots of drywall was cut out of ceilings but I don't have pics uploaded yet. I'm not feeling very warm and fuzzy about my insurance adjuster. I realize that its not his job to hold my hand through this, but a little communication would be nice. I have had a GC come and his drywall guy. The hardwood floor and the cabinet guy has been here as well, so I'm just waiting on quotes. I think the GC needs to have HVAC people come, I'm not sure. BUT the insurance has already determined what to pay without any estimates!! they did say however, that they will supplement if estimates are higher without being out of the ball park. There are so many things the adjuster missed tho. He didn't take into account that when they remove wood floors, the staircase posts have to be removed and then possibly replaced with new. They had to removed duct work from under the house and a thermastat doesn't work, so there's why HVAC people need to come - no allowance for them as far as I know. He has told me what the check will be for, but I have not received it yet and have not seen a breakdown of repairs. I've been packing stuff up every day. I'm exhausted and its been one week. It's like we are moving. Since flooring throughout the house is being replaced, anything sitting around on stuff needs packed. All cabinets, china cab, buffet etc needs emptied. all pics down off walls because of the dust that will be in there, and also because the wallpaper is coming down. 2 vanities need emptied. closets need stuff up off floor etc. and absolutely NO HELP from adjuster. (I complained to my agent, who then called adjuster's supervisor who then called me and said that I would be reembursed for totes/boxes and for my time. Thank you thank you. Enough venting for now, I will try to post more pics and show progress periodically. This might help someone out there in case (God forbid) they are faced with a similar situation. I know its going to be a learning experience for me!...See MoreHelp me estimate the cost of fixing up this old house
Comments (22)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! :-)...See MoreCabinet errors: what would you do?
Comments (41)They pressured me to pick a stucco color to match existing from a 1" square. The stucco lady left trash in my garbage, didn't clean up her mess, and her tools and equipment have been left haphazardly all over my property for weeks now. Including one time leaving a tool bag of shears and sharp tools on my patio chair within reach of my kids for 4 days. Left on Friday, didn't return until Tues. She wants to charge me $50 per stucco sample. She sent this email to my contractor "Is that the only sample she wants because I'm not gonna come back day after day to put a different sample up." She took no effort to match my existing color and wants to charge me $50 per sample. They had my original stucco color for months, said it can't be color matched and is discontinued... She is upset because I asked them to ask her to clean up her equipment because she isn't scheduled to return until 2 weeks! I contacted the manufacturer directly today. They will send me 12 x 12 actual samples for free and a sample of the updated formula of my original stucco. Said if none of those worked, they would color match. Needless to say, I told them I'll get my own samples. Wow! This has been like this for 3 weeks now since she hasn't returned to finish. It's been raining off and on but there were several days of sun in between. Ripped out my shrubs and threw them on my property Knocked out my light...See MoreBuilding a new craftsman style home. Builder wont fix major issues!!
Comments (63)Just to be clear, I don't see causation for the developer, it isn't that you and your attorney can't argue causation for the developer, feel free to sue him and roll those dice, but it is an expensive get. Your chances of winning are much less than they are against the builder, and you are unlikely to be awarded attorney fees on a negligence case with this many questions. You must show that the developer had a duty and but for neglect of that duty your house would not have these issues. There are many problems with this assertion, first, and hardest to overcome, is if you knew the approved builders before you bought the lot then you found them acceptable. You have to prove that the developer had a duty to the homeowner. Someone please tell me how selling a lot with certain covenants and restrictions creates a duty for him to fully insure the benefit of those covenants and restrictions that supersedes your acceptance of those covenants and restrictions. That is just one of the three things that you are going to have difficulty overcoming. Once you establish duty, you have to show that there was no reasonable action available that would negate the damage, noting that there are other builders available you would have to prove that they all have similar issues. Once you get past that, you have to prove that the developer actually neglected his duty, which since he has kicked the builder off the development is another tough get. It just seems like a tough win, that is going to cost more than you end up with. Sorry, but that is my opinion. ---------------- Along with my father I have developed several mixed use developments (homes, apartments and shopping), and I am currently a member of an LLC developing a small shopping/condo warehouse district development. I am not saying the developer will not want to help, I am saying as a developer, access is the leverage I have (the money that builders can make from me). Once the builder is removed he is going to tell me to go pound sand. I will happily testify on your behalf if need be, however, if I start paying for things to get done I am opening myself up to an argument that I accepted responsibility. As much as I want financing and publicity to be positive, that has to happen on the front end. I can't start paying for the mistakes that builders make without opening myself up to being responsible for every problem by every homeowner....See MoreRelated Professionals
Vancouver Architects & Building Designers · Arcata Home Builders · Millville General Contractors · Milton General Contractors · Palatine General Contractors · Ashwaubenon Interior Designers & Decorators · Cartersville Furniture & Accessories · Discovery Bay Furniture & Accessories · Lakeside General Contractors · Peoria General Contractors · Saginaw General Contractors · Haslett Kitchen & Bathroom Designers · Pooler General Contractors · Dunkirk General Contractors · Gallatin General Contractors- 3 years ago
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