by Tom | Sep 12, 2009 | Electrical, HVAC, Neighbors House, Siding, Tubs and Showers
I had my first theft at the jobsite this week, someone came in the backyard after hours and stole my 45 dollar extension cord. Since it’s been raining all week the thief left some good footprints when he tracked mud onto the driveway. I’ve taken photos, made castings and measured the prints and concluded the perp is a size 8. This happened the night before I installed the exterior doors and locks so we’re Fort Knox now if he decides to come back for a second helping of construction materials. My bad for leaving it out anyway. Before the rain started this week I got all the #117 siding on the room addition and the front of the guest house, also building a cool balcony deck. The rear unit is turning out swell and will make someone a great rental unit, granny flat or at home office space.
I failed my mechanical rough-in inspection this week due to multiple small items that my sub-contractor overlooked. They left off a little insulation on the copper and also drilled through the furnace exhaust vent with a small screw when strapping it in the attic. Additionally they “forgot” the secondary overflow from the drip pan under the coil. It’s hard for me to believe he can still keep failing inspections for basic stuff as we’ve gone through this so many times and he knows what needs to be in place to be legit and pass. I never saw him personally in the attic during the job…maybe that explains it. The inspector also called me out for my placement of the dryer vent from the laundry room. The V in HVAC stands for ventilation. When he comes to inspect the rough-in of new heat and a/c equipment he also looks at the dryer and hot water heater vents even though my a/c sub-contractor has nothing to do with these items. I have the dryer vent placement about 2 feet from the back door and he said it is a fire hazard to leave it that close. It needs to be a minimum of 3 feet from any opening to meet code, chalk that one up to another learning experience. Also, keep your dryer vents clean, there is a serious fire risk from lint build up and it reduces energy waste. I also handled the hall bathroom subfloor on Friday and set the tub Saturday morning.
After my regular electrician burned me on the last project I was back to square one getting bids from new guys. 3 out of the 4 bids were twice as much as I usually pay. I ended up finding a good price from my plumber’s referral and the guy rocks, literally. This master electrician is also the lead singer in a local San Antonio Judas Priest cover band called Sad Wings of Destiny. He can hit Rob Halfords’ lyrics note for note. Still waiting for him to bust out while we are working.
by Tom | Mar 22, 2009 | Hat Trick House, HVAC, Plumbing, San Antonio Real Estate Market, Tubs and Showers
We passed plumbing this week but failed A/C inspection yesterday due to some minor details overlooked by my sub-contractor, which have already been addressed. Second mechanical inspection is set for Monday.
After passing plumbing I went ahead and installed the new plywood sub floor and set the tub in the hall bath and shower pan in the master bath.
As soon as we pass the mechanical inspection I can call for the framing inspection. It seems odd and out of order the way San Antonio does it, they inspect framing after all the tradesmen have finished.
If something were incorrect you would have to rip out all those sub contractors new work, weird. So the schedule is: pass mechanical Monday. Call in framing inspection for Tuesday.
Pass framing Tuesday and schedule the insulation inspection for Wednesday. Once we pass the insulation inspection we can hang all the drywall. My drywall crew is chomping at the bit and ready to get started. I am going to have it delivered Thursday, 225 sheets to do the whole 1930 s.f. house, 5/8” for the ceilings and 1/2” on the walls.
Take one last look inside these walls, next time you see the house it will be all sealed up. This is always a huge milestone for me; to see the house with all new drywall really shows how it will look. It blocks out all the “old house” smell and it’s all downhill from there, baby.
We’ve been monitoring sales activity a little closer lately and I ran some interesting reports out of MLS last night. In our little “area” there were only 9 sales in 2008, (2 of which were ours) and avg. price was 206k. In Q1 08 there were no transactions, so far this year we have 6 pending or sold. Average price on these 6 is 257k.
That’s an increase in sales activity of 600% and an avg. price increase of 19% Y.O.Y. Currently there are only 4 months of inventory making it essentially a sellers market. While the overall market has slowed down in San Antonio our area seems to be a bright spot. The Craftsman Bungalow sold for $174/s.f. last year setting a record for high comp based on $/s.f.
The avg. price per s.f. is closer to $155.00 so with Hat Trick being 1930 s.f. and the level of rehab we plan on listing it for around $289k –$299k. The only thing better than setting a high comp for a neighborhood is getting to come back and use that comp in your next sale!
by Tom | Feb 21, 2009 | Electrical, Exterior Paint, Hat Trick House, HVAC, Room Additions, Siding, Windows
As you can see I have the whole house sanded down and the new windows are in. I did all 30 windows in 1 day by myself. It’s looking really good now and it’s easy to imagine how it looked in bare wood form circa 1925 with a possible Model-T parked out front.
Looking in the near distance you can see the new 20-story luxury upscale condo building called The Broadway that’s being built just 2 blocks away. It’s the largest scale condo high-rise in San Antonio and the most expensive coming in at $500 per square foot.
The San Antonio Riverwalk Extension will reach 2 blocks away from this high-rise and our property as well. This area of Broadway will become quite swanky in the next 3-5 years with the addition of this high-rise and more on the table.
We are in good company with the builder, Mr. Red McCombs who is also betting on this area as being a good investment. Mr. McCombs is supposedly keeping the top floor for his private use while the 19th floor is comprised of two penthouses at 4 million each, one of which is already sold.
The complete electrical is also now roughed in. All we have to do is set the meter loop next week and then we can call in for rough inspection. I hired and fired a plumber this week as well, after talking him down to the price we needed he dropped off his materials and disappeared for 4 days.
He begged me to give him another chance and explained how badly he needed the work, I could only keep asking myself why wouldn’t he show up and do it then? If it’s this hard to get him over to do the rough-in then we could really be in a jamb when inspections started…better to clip this guy now.
Of course we didn’t give him any money up front so we haven’t lost anything but time. The HVAC guys have started running all the ductwork for the new central A/C I’m adding. I’ve located the furnace and coil in the attic to save space.
I am using a 4-ton, 14 seer Goodman system for this house. They recommend roughly 1 ton for every 500 s.f. of living space. Prices in San Antonio for a system like this with all new equipment, ducts, grilles, boxes and permits run about $5,000.
Keep in mind this is a builder price; retail companies from the phone book would be quoting $8-10k easy.
I got the siding on this week as well. I used the “historical replica” #117 siding for the whole master suite addition so it matches the existing house. I did the whole rear addition with 1 helper in a day, a big day though. It’s been pretty fun building this “new” addition in the “old” style.
It reminds me of the restoration/modified builds they do on old muscle cars these days. All old and original looking but with today’s advanced technology.