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Settin’ Hooks & Sad Wings

It’s often been said that a buyer decides whether or not they like your house within the first 30 seconds of pulling up in the driveway. What I’m talking about here goes way beyond curb appeal. We are selling house fronts my friends. Not sides, not backs, not baths, not fences and not kitchens although all that has to be dialed in as well. What sets the hook in your buyers lip is what you do up front. All those other items just help you reel them in once inside. I’ve given this advice multiple times to other flippers; you must focus on everything up front and at the door area because as the agent is typically fumbling around with the lockbox to get the keys, your potential buyer has time to really study your work. With this in mind I stayed busy this week rebuilding the missing front porch columns, they are a very important feature of this house and if done correctly can really enhance the homes other characteristics. The big front porch on this house hooked me from the start although it was missing the original historic columns. Instead of rebuilding the style it came with I opted for square tapered historic house columns to tie in with the interior columns in the dining room. The driveway was really narrow before but with my new design I gained about 18” under the Porte Cochere. You know those old Model T’s had no problem rolling through there, but the Soccer Mom SUV would definitely be a tight squeeze. Before building the new columns I had to first jack up the structure to level it and replace the 4X4 supports. The new columns are essentially cosmetic and hollow with all the weight sitting inside on the posts.

 My electrician spent 4 days at the house this week as well, for those of you who are regular readers you’ll remember that he is the lead singer in a Judas Priest cover band here in San Antonio called Sad Wings of Destiny. He’s a blast to work with, not only is he a great master electrician it’s cool when he busts out singing to the classic rock we listen to all day. Adam Lambert aint got nuthin’ on my boy Rick. Thursday’s temps got to 100 degrees; in the attic it was an easy 125. I told him if I didn’t hear him singing I’d come up and check on him. It’s serious business working in a Texas attic if you are a contractor as there’s been a lot of accidental deaths, always make sure you are working with a helper in case you pass out. Total cost for complete new electrical including 200 amp service, meter loop, sub panel, 28 recessed can lights and permits: $4200.00. Fixtures not included. Another great price, this job is easily worth 8k retail. We should be calling in for rough-in inspection early next week.

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  1. 3 Comment(s)

  2. By stinky on May 14, 2010 | Reply

    looks good! I like how you share the costs for the certain jobs like elec, plumbing, roofing, etc. for newbies like me who like to see the process of what it takes to essentially build a new house on the bones of an old one. I have an old 1920’s bungalow that needs some work and i’ve only been bent over trying to get contractors to fix stuff. its refreshing to see someone get them do what they’re supposed to do and at a good value!

    -stinky in oklahoma

  3. By Mike on May 22, 2010 | Reply

    Planning to do the same thing to my sad front porch. Interested to see what you do with the front porch pillar base trim that overhangs the front of the porch floor.
    Did you have to repour the footings for the front porch?

  4. By ninja 650 lady on Jul 1, 2010 | Reply

    Excuse my English but, This post makes my mind spin at the speed of dark.

    Sent from my iPhone 4G

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