Here’s a Sneak Peek of the new build we are doing in South Park. Rough framing is now complete, roof on, Milgard aluminum windows in, plumbing done, HVAC almost complete, next up is electrical and fire sprinklers then I can call for the big “rough-in” City inspection.
Week 3 got us pretty close to being done with the rough framing on the Modern Bungalow. We have a lot of features and angles with this house, its not just a big box so its taking a little longer than originally planned but well worth it. You can see we got the trusses up and the roof is almost completely sheeted. I left the rafter tails open with no facia board to replicate the craftsman bungalow style. The barge rafter also has a nice detail to add some interest.
The trusses were a breeze and went up really fast, but things slowed down we moved to the conventional “stick” framing of the roof line for the master suite above the garage. There are 3 more big parallam beams up there that allow us some really fun and unique ceiling angles, I’ll save that one to show you in the walk through video.
Under the eaves I used 2×6 tongue and groove on the 18″ rafter tails. It’s a great detail that many guys skip because it adds extra cost but its the right way to do open rafter tails and really also mimics the craftsman style. There are going to be several prominent Modern elements also to the home design, so I thought it was important to have as many period details alongside them to balance the blend.
For the roof sheathing I used OSB with a Tech Shield radiant barrier on the under side. It cost about 2 bucks more per sheet but it will be another huge energy saving feature of the home and save money on electric bills. Keeping your attic cool, and well ventilated is key to saving energy as we learned while building in Texas. This product blocks 97% of the radiant heat from entering through your roof sheathing. Adding this radiant barrier will reduce attic temperatures by 30 degrees and result in a 17% savings in cooling costs. Before putting the roof on I have to get the nail spacing inspected by the City. You have to have a big ladder available but I don’t see this guy climbing up there its so high, it’ll be fun to see what he does.
My plumber got a great start too working alongside the framers, all the ABS waste lines and black iron pipe gas lines are done. Everything inside is real close and we even got the stairs finished. The electrician and HVAC sub contractors can also start once all rough framing is totally done. There’s a cool new construction project in Encinitas called The Leucadia Collection I want to check out, similar idea to what I’m doing. We might drive by this weekend and see if they’ve started framing or have a model home up.
We moved into second floor framing on my South Park new construction house this week, it was way faster than the first floor even though there are more walls. We are up pretty high now but still within the 30′ height limits from the City. It only took a day and a half to frame everything on the second story, although there is still a lot of pick up carpentry work to be done everywhere and we still need to do the stairs.
This is the upstairs shared bathroom front corner of the house. You can see below the 3 small windows facing the street, this is one of the neat and unique features on this house, we framed a second 2×4 wall inside the 2×6 exterior wall for the windows to facilitate the window recess as seen in the architectural rendering.
The roof trusses come on Tuesday from Ramona Lumber Company, we’ve slowed down a bit because I was told it would only take 3 days to get the trusses from the date ordered but it ended up taking 6. Its key to remeasure the actual second floor before you order trusses as things can change by a few inches and the trusses have to rest perfectly on these second floor walls. My goal is to put the roof on this weekend, we’ll see. Mechanicals can start now, I always do plumbing first then HVAC and electrical. The fire sprinklers will be the last to go in before rough inspection. Windows are arriving around the 28th.
Huge progress this week in only 4 and a half days of framing, the Modern Bungalow is starting to take shape now with the whole first floor and garage framed up. I haven’t seen anyone doing this in San Diego, my architect is doing these in Austin, Texas and this is the hottest new construction style for the old metro neighborhoods. The house will still have the classic lines of a bungalow but mashed with modern construction and design features. Everyone loves bungalows but this twist is going to give you the best of both worlds with contemporary style being the most popular right now in the home design world.
The underground plumbing, floor system and insulation inspection went a little better the second time on Monday, my regular inspector said everything looked good and he wouldn’t have made me change the sanitee fitting to pass. 3 more signatures on the card and we were able to get the 3/4″ T&G CDX subfloor down.
We put up the North living room wall first and then the front, or East kitchen wall. Notice the 10 foot ceilings downstairs and the 8 foot door heights. We also made all the windows a little taller and lined them up at the 8 foot door height as well. The doors and windows are as high as most peoples ceilings, it makes the house feel so much more expansive. My framers thought I was crazy and never even do 8 foot doors, normally its reserved for McMansions and is popular in Phoenix and Texas so its probably safe to say this is a first for South Park. The coolest thing ever is walking in the front door and looking straight back at the green canyon through the custom 9 foot wide by 8 foot high patio slider doors.
The highlight of the week was lifting up the 19′ balloon wall. Its the exterior wall on the driveway side of the house that reaches all the way to the roof trusses because there is a stairway in this location. You can see the 3 headers that follow the staircase up. It took 9 guys to lift the wall in place it was so heavy with my over sized material. For this house I’m using 2×6 framing for all exterior walls instead of standard 2×4. Besides being structurally superior, this will give me room for a greater insulation barrier for huge energy savings and provide better sound proofing from the nearby flight pattern. Some builders move spacing on wall studs out to 24″ when they go to 2×6 but I left them at 16″ on center. A friend of mine who works for a large National home builder called it a energy saving fortress.
In order to do the wide open modern floorplan, I used Parallam beams to span the 22 foot living room and then hung the joists off the beams. You can see us here lifting the largest beam up which measures 7″x14″x22′
Upstairs I used engineered I joists from Trus Joist. These TJI joists are the highest quality available and resist warping, twisting and shrinking to prevent bouncy or squeaky floors. Besides allowing greater spans from the engineering, one nice thing is you don’t have to crown the wood, they are all perfectly straight and will give a perfectly flat floor upstairs. I’ll fir down each joist so the 14″ beam wont show when we drywall the ceiling in the living room.
In the shear wall locations I’m also using CDX instead of OSB. You can see how large the house is looking here with just the first floor up. It’s going to dwarf the 2-story bungalow next door. Seeing this huge 2-car attached garage and wide driveway is also very atypical for the neighborhood, of course I did a 8′ high garage door to accommodate my truck. Notice also here how the 9′ high garage ceiling height is lower than the second floor, this is where steps lead down to the master suite from the secondary living space to provide a little more interest and privacy. I’m so happy with this cutting edge design, there’s going to be so many cool things going on when its complete to make this a real fun house to live in. We are ready to start the second floor framing this week, there are more cool design features that I cant wait to see take shape. I planned on 2 weeks for rough framing but it will probably stretch out a little longer with all the small pick up work to be done at the end.
In any other state I could have been all the way up to the second floor framing this week but here in San Diego the City inspector wants to see your floor system framed up first, verify the hold downs and framing, then come back and inspect the underfloor plumbing lines, then come back again and inspect the insulation. You lose a day in between each inspection so this would have dragged out for a week. It really makes sense to do it this way because its easier to do the under house plumbing now, rather than crawling under the house later to do it but the reason the inspector wants it done in this order really just comes down to the fact that he’s not crawling under the house no matter what.
After framing up the floor system in a day I had my plumber come and set all the under floor ABS waste lines and fill them again with water to make sure there’s no leaks. Lastly the insulation got dropped in on nylon netting we strung between the floor joists. Its a real trick way to insulate the floor on a new construction raised foundation house. I’ve used wires in the past but the insulation always ends up falling down in some places. Once we pass then we just sheet over it. The threaded rod you see sticking up is for the Simpson HDU hold downs that secure 4X6 posts in the exterior walls all the way down into the concrete foundation footing. This is to securely hold the structure on the foundation in case of an earthquake and they are strategically placed in shear wall areas by the engineer on the plans.
Of course I had a better idea. I tried to speed things up by only calling once to have him come do all 3 inspections simultaneously. I had the insulation pulled back along the sides so he could see the framing, plumbing and hold downs thinking this would be fine, unfortunately he wasn’t really that excited about my idea. My regular inspector didn’t show up but rather a Senior Inspector who happens to be very thorough and whom I’ve dealt with before. He almost gave me the signature required in order for me to sheet the floor with CDX and start putting walls up, but he found one plumbing fitting that he said wasn’t correct so he’s coming back Monday after we change it and also wants me to pull more of the insulation back for a better look. Uggghhh. My plumber swears the fitting he used is allowed, its a Sanitee on its back for a 2″ vent pipe. The inspector wanted a sweep which is weird cause its only a vent, not a waste line. Who knows but I wasn’t going to argue with him, I told him he’s the boss but I kinda want to check the code book now though just out of curiosity.
The senior inspector asked who the general contractor was. Hesitantly, I told him I was an owner/builder. Seeming surprised he said it looked better than most jobs and kept congratulating me on doing such good work. Maybe he was just trying to make me feel better because he could see it on my face that I was bummed not being able to start putting up the walls. He knew I was totally ready to go, as he was doing his inspection I received the first delivery of truss material for the second story. I should pass on Monday and we’ll be back in action. I’m a Chevy guy but how cool is this early Ford extra cab delivery truck from La Mesa Lumber?
This was the real first week inside our MCM renovation now that the concrete guys are out of the way. The first thing I did was to get my roofer started, it turned out to be a little larger job than anticipated, 3 layers of tear off instead of what I thought was only 2. I put a GAF lifetime roof on and used a lighter color, Birchwood this time. Its going to go well with my grey tones on the exterior. While the roof was getting done we also finally did the demo inside.
During the week I also did some minor framing changes as previously discussed. An opening between the kitchen and living room was the most dramatic but from a functional standpoint the bathroom changes were probably more important. Both bath doors got enlarged and moved over to accommodate larger vanities and I ended up vaulting the hall bath lid to give a larger feel. The wall between the hall bath and the utility room also got moved over 6 inches to make enough room for the tub with the new door opening location. I also changed all the rotten sub floors in the wet locations. All this is stuff that you’ll never see but its really more important than the nice stuff that covers it up. The electrician and plumber also got started roughing in the new mechanical upgrades, a new 200 amp service and the water heater relocation to the garage to make more room for the kitchen cabinetry.
Primarily, to get the ceilings ready for my new stain I had my sandblasting guy, who normally does exteriors for stucco prep, come and blast the tongue and groove cedar and exposed beams. They came out killer now as you can see. I’m still pretty sure I’m going to go with a transparent green stain but I’ll do a test area and see how it looks. Its so clean now even just a clear coat would be cool but it might look too “rustic mountain cabin” for my taste..
Over in South Park we had the big time survey done by Mike Curren for the site plan. This survey measures your lot by satellites down to the fraction of the inch and he marks the property lines. He also established the benchmark for grade for use on the building plan elevations. This way there is no question when we go to submit plans to the City. After playing with several floorplan options this week it became apparent we have to go 2-story to get the square footage I need as well as a garage. We also got the necessary Soils Report performed this week. I had to have a hole dug 2′x3′ and 4′ deep. Then we hired Soiltesters to come out and do the test. I was worried that because of the canyon location and slope of the lot that we could have had fill in some areas which would cause us to use deeper footings, but as it turns out the fill is only 18″ deep. The soil report will call for the new footing to be at least 12″ into native soils, which are the sandstone that is redish in appearance. You can see in the hole I dug where the soil changes color about 18″ down. This guy looks like a soil tester doesn’t he? We are still working on the floorplan, I’ll share the preliminary version as soon as we get close. Finally we get to build a house for ourselves! Thanks for following!
Here’s a walk through to show the progress of The Painted Lady at week 6. After waiting 4 weeks for historical board approval we finally got the green light so we started calling for inspections. It was quite interesting to say the least, initially we failed both the foundation and framing because of a few small issues. The trench for the foundation was 2″ too shallow, the plans I drew noted a 24″ deep trench which is overkill because a 2 story house only requires 18″ deep footings but I wanted to beef it up a little. I also upgraded the rebar size from the nominal 1/2″ as code requires to 5/8″ just do make it stronger. None of this mattered when the inspector showed up, he failed me anyway for lack of the 2″ to make it match what the plans called for. On the framing I was missing a few nails as the plans called for. I knew it wasn’t a big deal to make these few changes so it really didn’t bother me to fail. We fixed them quick and called the inspector back out 2 days later.
This is when I learned that nothing is going to just get signed off on that quick. When he arrived it took him all of about 10 minutes to measure the trench depth and check for the framing nails. He then proceeds to tell me that he can only pass me on the foundation but I’ll have to wait to pass on the framing. Really, didn’t you just look and see I made the corrections? I’ve heard that they commonly show up and will only sign off on one or two things due to time restraints. The framing inspection includes about 4 categories; roof, floor, wall construction and sheer panels and could take up to 40 minutes in theory. Although he already verified everything was o.k. he only passed me on the roof portion “so I could stay busy and put my roof on.” As you can imagine there’s not much new construction going on, so last year half of the inspectors got laid off so I don’t think morale is at its highest level. With half of the staff now the inspectors are covering twice the territories so there’s not much time when they show up. When dealing with inspectors always tread lightly, give respect and remember not to rock the boat. The best rule is to close your mouth and just listen. This is exactly why most rehabbers look for the cosmetic flips or sneak by without permits. Next week will be big, plumbing is now completely done, hvac done and electrical 75% done. Monday we are finally pouring the foundation after waiting forever for the City. Even with the slow downs I’m still pushing, small set backs are just part of the business.
Several other cool things in TomTarrant.com land for this week;
1. There is a new contest at REIClub.com that I am nominated for. It’s another Best Real Estate Investing Blog shoot out. I’m up against some really popular sites so please go and cast your vote for me. Voting doesn’t begin until Monday, June 13 and goes through midnight on Friday June 17. This one is big, I could win a $250 Apple gift card which my wife would love. I need your help on this one guys, if you like the info I share here for you, please take a second and go vote for me!
2. Joshua Dorkin over at Biggerpockets.com asked me to do an off the cuff Skype video interview for him where we’ll cover general real estate investing stuff and info about my house flipping business. Make sure and go by his site next week and look for the interview. I’ll probably spill all the secrets you’ve been wanting to know.
I’m getting close to the stem wall pour, the guys worked on the forms all week. Inside the forms we hung 12″ j-bolts that will anchor the house to the foundation once it’s poured. Then we laid 4 rows of #5 rebar and secured it to the screw jacks with tie wire. Anywhere the stem wall is more than 24″ high we will hang vertical rebar 24″ on center as well. This is over and above local building codes but worth the extra expense. All the load from the weight of a house is carried on the exterior walls and down to the footings, it’s totally different for me here doing this as in Texas when building a pier and beam room addition you don’t do this perimeter foundation. The plastic sheeting you see is to keep the concrete from blowing out the back once we pump it into the form cavity. All that’s left now is to set the outside forms, we’ll cut windows along the top of the outside so we can pump the concrete in.
I also got the new master suite all framed up, it’s 375 s.f. and includes 9′ ceilings, a big bathroom that fits dual vanities, soaker tub, stand up shower and water closet. There’s also a generous sized walk in closet and french doors off the back. While the framers were there I also had them raise the kitchen ceiling, move some closets around upstairs and add some really cool tray ceilings in the living room and dining room that I’ll use for my mechanicals and central heat ducting to get upstairs. We also added fire blocking to the entire house since I had all the walls open. I bumped up the room addition ceiling joist size to 2×8 and the roof rafters to 2×10 just to ensure the inspector likes what he sees and I get off on the right foot with him. It’s coming out pretty trick, I’m excited about how easy it was to really modernize this 100-year-old floor plan and am confident it’s going to help sell the house. The prices I’m nailing down for mechanicals on this 2000 s.f. house so far are as follows: Complete electrical with new 200 amp service: $5300. Complete plumbing with copper supply, gas lines and all new ABS waste lines: $5000. Complete new central heat system with new furnace and ducting: $1800. New roof: $2000 labor. These are killer prices and all from legal, licensed sub contractors, I couldn’t have done better in Texas. Thanks to everyone locally who has sent me referrals, after this huge project I’ll have a great team ready for any size project!
We ended up going with Golden Pecan floor stain after trying about 8 different stain color samples. After applying the stain we used 2 coats of semi gloss polyurethane (buffing between coats) and mixed in a little Colonial Maple color to tint it even more. I’m really happy with the way they came out, only new wood can look like this so I’m sure the future owner will appreciate it. In the original part of the house the floors are almost 100 years old so they aren’t this perfect of course but a little distress look is appropriate due to the style house and age. As I was saying before I didn’t want to stain the whole house dark just to hide a few imperfections up front and not get to appreciate all this new red oak in the addition.
Here’s a sneak peek at the master bath. As you can see the glass company showed up this week between floor coats and installed the custom frame-less glass for the shower. The door is 7 feet high with chrome hardware that matches the other interior doors, I always design them a little higher than the shower-head. The fixed glass picture window is suspended in the tile opening with more beautiful chrome hardware. Most builders put the clamps on either the tops or sides but I did something a little different by having 1 clamp on all 4 sides. This custom frame-less glass ran $1300.00 installed. My plumber is coming this week to set the spa tub and fixtures, with my last contractor I would have done this myself but the new plumber doesn’t want me to touch anything so he can give the future homeowner a 2-year warranty, cool with me, less work. Check out how the new wood even runs through the bathroom and into the walk-in closet, this is a killer upscale look and blows away any kind of floor tile I could have used.
I recently heard that 30% of Americans (myself included) don’t park in their garages, they only use them to store junk turning them into basically a drive-in closet. In California people have alot of pride in their cars, detailing businesses flourish with customers paying hundreds of dollars for hand waxing but then again it never rains so it makes sense to keep your car clean. Here in San Antonio we get an average rainfall of about 32 inches compared to 9 in San Diego. Even after a rain you’ll still see puddles a week later because the streets are so bad. With all this rain you’d think that garages would be hugely popular here. It’s not the case however, people would rather enclose their garages for more living space because they don’t go outside anyway as it’s too hot and humid. Plus, their car is going to stay dirty anyway, garage or not, because of the weather and the street conditions.
So, why the hell did I build this garage you’re asking? Our project is going to be priced around the $400k mark in a city where average home proices are around $150k. Theres an unspoken rule that if you are paying $400k in San Antonio you better get a garage. Even if the locals don’t appreciate them most of our buyers are moving in from other states and telling their realtor to do searches for 3/2/2’s so we dont want to miss any potential customers. Once they get used to the SA way of life I’m sure they’ll stop parking in there, their car will be filthy and it’ll be full of crap. Either way these historic houses don’t have much storage so it’ll get used. I designed the 500 s.f. garage to look historic and match the house architecture. I’ll be using “T117 House Siding” again and I’ve left the rafter tails open, included huge 28″ overhanging eves and even a clipped gable roof. There will be a vent under the gable and of course I’ll multi-color it as well to match the house.
Finding good contractors is a huge key to your success when flipping houses. There are 2 kinds of contractors, General Contractors, or GC’s, and Sub-Contractors. Most investors hire a GC who then brings in his own sub-contractors, oversees all their work and tacks on about 30% to your price. This works great for people who have little construction knowledge or don’t want to spend the time ordering materials, checking in deliveries, writing checks on Fridays to subs and overseeing work. My feelings are that most investors are doing this anyway and basically acting as their own GC, so shouldn’t be paying for one. Homeowners these days are even acting as GC to save the 30% and hiring subs themselves while building their new home. There’s even a national company called U-BuildIt that sets you up with the list of subs for a fee. So, the key to the savings is finding the subs and managing them yourself. (more)
We have now passed all rough-in inspections for the Target House. Tomorrow I’ve called for the next inspection which is for the framing. This inspection is on the whole house permit that the owner or GC pulls. When inspecting framing they look for placement and relationship to all the trades’ fixtures as well as other items like foaming the windows and fire blocking the holes from the electrical wires. Once I pass framing I’ll be free to hang the insulation this week. Only after the City then inspects the insulation job can I hang the drywall. I’ll order it for a late week delivery and we’ll start hanging right after the insulation inspection.
Today I had the whole house sprayed for wood destroying insects (termites). This is the perfect opportunity to spray as the walls are all opened up. I don’t know any other rehabbers doing this, it’s a little more expensive but worth its weight in gold to the future homeowners and the life of this killer old house. The residue stays in the walls for up to 10 years and also kills roaches and other bugs who normally use those highways to enter your house. These old historic homes have tongue and groove wood all over the walls and ceilings so it’s a party if termites get in. I’ve heard of some people sprinkling seven dust in the wall cavities before drywalling but as you can see in the video we soaked everything to the hilt.
Here’s how my 900+ s.f. addition came out over at The Target House. The floorplan is flowing nicely even with the change in elevation to the master suite. That hallway is actually 46″ wide even though I mistakenly tell you 42″ in the video so its not cramped at all. As you can see I basically had to rebuild the entire floor in that back room this week because it was originally a screened-in porch so it sloped down for drainage. It’s all straight now and lines up perfectly with the new addition. As far as sales go, we are getting great showings at The Neighbors House, Spring is here, the weather is beautiful, flowers are planted and there is a strong smell of home buyer in the air: ).
For those of you taking notes, I just completed step #4 in my standard order for major renovations.
Step#2 Level the existing structures’ foundation
Step#3 Frame up new construction portion
Step#4 Put the roof on
As with any renovation the demo always comes first. Next, I always level the existing house’s foundation so I am starting with something straight before I add on. Thirdly, I frame up the new addition and then finally get the roof on so everything inside will now be dry. After the roof I’ll usually move towards getting the siding on which includes doors and windows then I can have my sub contractors come through and rough-in the electrical, plumbing and hvac. I like to have the house secure before new stuff goes in so this is my reasoning. You can see how the roof gable pops up moving backwards through the addition, this compensates for the interior steps keeping the same 9′ ceiling height throughout.
After my usual price shopping all over town I ended up getting the 30-year roofing material at Lowes for $50/square. If you are spending alot of money at Lowes or Home Depot have them send your quote to the “bid room.” They’ll come back with another 10% off everytime. If you bring in a competitors quote they’ll beat it by 10%. In San Antonio if you can speak a little Spanish you can get a roofing laborer to put on a new layer for $20/square if you supply all the materials whereas roofing contractors charge over $160 with materials. I ended up throwing down about $80/square total after including all new flashings, tar paper and drip edges. I used my favorite color Estate Gray by Owens Corning, it goes with everything and looks rich. This isnt bad and less than half of what a homeowner would pay. This roof is 37 squares so the total price is around $4000 which is a great price for a 30-year shingle with all new metal and added ridge vents on a 2200 s.f. house. Another rain storm caught the guys mid-way Saturday so we’re finishing it up Monday.
After some last minute on-the-fly floorplan changes Thursday night from our architect Morgan at Dewitt, we finally got our material delivery Friday afternoon and my new framing crew got started. We really cut it close as she actually showed up to the jobsite with the new plans just hours before the framing started. These guys are very detail oriented and even cheaper than my last guy so I’m pretty stoked I found them. Framing in San Antonio goes for about $3.00-3.50 per square foot for new construction if you deal directly with a sub contractor, in case you are wondering we negotiated $2.71 per foot for this project. In a day and a half they got the floor system done and all the walls up, all that’s left for Monday are the ceiling joists, rafters and decking. The master has a cathedral ceiling and we are also doing a double-sided gas fireplace between the spa tub and master bedroom which are both new for us so its exciting. I’ll get the roofers over as soon as framing is done so we’ll be all “dried in” and then i can get started on the siding myself.
A Major TV production company in Hollywood that does all the good reality shows on TLC Network and HGTV contacted us this week about doing a reality show about house flipping. They found out about us evidently through our YouTube channel and got to my website. It would be real cool to get our own show but unfortunately they are looking for someone doing a minimum of 10 houses per year, probably so they can film enough episodes. Theres been a real lack of good flip shows on TV lately, we really enjoy Flipping Out because Jeff Lewis does the larger spec deals like us and Property Ladder was always good because Kirsten Kemp the host is great and they also featured such a wide variety of different investors from pro to novice. As far as the new Flip This House crews, Rudy in LA isnt really doing it for us and the New Haven crew seems to be more focused now on selling courses online like Montelongo. It’s pretty flattering nonetheless to get approached anyway, maybe there will be a Property Ladder episode in our future?
We are still getting good showings at The Neighbor’s House and I feel the Spring buyers are just now getting out there now that we have great weather. In San Antonio, sales are off 4% year to date when compared to last year and inventories are slowly rising this year by about 100 houses per month. After a closer MLS search for our general area, its apparent that there are tons more sales that are AO (under contract) or Pending right now so this figure should be improving for March.