With the use of a rented Bobcat this week I put a big dent in the backyard grading over at the Target House to get ready for the footings and piers on my new addition. My lot slopes up towards the back (again, 3rd house in a row) so I have to take away dirt in order to create space for the floor system and crawl space. The addition is 22 feet wide and goes back over 40 feet, I had to go down 3 feet deep on the driveway side so the finished subfloor is above driveway level. Additionally the plans incorporate 3 steps up into the master suite so the structure can stay above grade for drainage and ventilation issues.
I’ve learned that there’s always engineering involved on a project like this, its not as simple as just drawing up a floorplan. One of these days hopefully I’ll get to add onto a house where the backyard actually slopes down so there wont be any digging. A big dead pecan tree was also right in the way and had to go bye-bye. My plans are ready, permits pulled, as soon as I can get these piers finished we can frame up this new 800+ s.f. in no time and put the new roof on.
We had a big week 3 on the Neighbors House project. Monday I passed inspection for my foundation so we ordered materials and went straight into framing the master suite room addition Wednesday. When laying out the floor joists I had the option to grab an extra 15 square feet by not cutting down my 16 footers and additionally we cantilevered the sills out and ended up with extra footage along the rear thus making our addition just over 700 s.f. instead of the planned 620. The framers kicked ass and got it done in a day and a half. I also had the stucco guy do the column bases for the front porch during the week. For the roof I went with my favorite 30-year composite shingle but since there were “Estate Grey” roofs on either side of this house (one being Hat Trick House) I had to choose another color, Driftwood. It’s really bizarre to flip two houses right next door to each other. Not only will I get to use my sales comp but also get the carryover curb appeal. My roofers showed up Friday and really got off to a slow start, it’s really disappointing to see someone intentionally dragging something out. Turns out the workers were being paid a day rate instead of a contract rate. After turning up the heat on my subcontractor he quickly changed their pay scale to per square pricing and they really started working, it was like I was looking at a different crew. These clock milkers had the nerve to ask me to buy lunch for them Saturday, I told them where they could go… to find the closest taco shop. The roof didn’t get finished due to the time lost so they’ll be back Monday to wrap it up. This week I’ll take care of the interior framing and arched openings and then its time to run the sub contractors through there for HVAC, electrical and plumbing to work towards the big milestone of passing rough-in inspections on all 3 of these trades.
After completing the bulk of the demo last week my main goal has been towards getting the new roof on. I always start with the new roof first (and foundation if needed) on any major remodel so if there were any leaks previously it wont trash any new stuff going in. Before I can get the roof on this house, I have to add the porch and room addition so it’s been my main focus to get these taken care of first. I had to move the gas meter back 40 feet from the house but luckily the power company showed up Monday and obliged so I got started with no delay. The porch came out really good as it completely changed the look of our house. In this historic neighborhood everyone loves the big front porches and they are an important feature in order to maximize retail sales price. I mimicked the original house design with the 30” eaves and open rafter tails. There are about 10 different Craftsman style home models in our neighborhood but unfortunately this one doesn’t come with the traditional porch so we knew we had to add it. The rear addition is the major change of this house, it will be approximately 620 square feet and contain a utility room, master bedroom, master bath, hallway and walk in closet. Once again to obtain maximum retail sales price these are things that today’s buyer will expect. We will also be giving them a walk-in food pantry and double vanities in the bath, all popular amenities to consider when given the opportunity to remodel. I was fortunately able to design around the big pecan tree so after we are done I plan to do a cool deck around the tree with a circular bench and French doors leading from the master suite. We’ve gone through 6 dumpsters so far, 3 being filled with dirt from the excavation I had to do with the Bobcat for the addition. Monday I have an engineer inspecting my foundation and issuing a certificate, which the City of San Antonio requires for our permit and then we’ll be free to start framing. Do you want to learn exactly how someone pulled down $155,510 his first year Flipping Houses in a recession? Visit our friend’s blog and see. Congratulations bro!
All the tape and float is now complete and the whole house got textured today with a light orange peel. This crew did a great job and the house looks incredible. The texture guy was checking out my cactus in the front yard so I had to keep an eye on him. We ordered 13 pre-hung interior doors at roughly $68.00 ea. this week so they will get delivered Tuesday and I can start hanging them.
I chose a raised 2-panel hollow core with oil rubbed bronze hardware, which we will use throughout the house. A nice young couple has been by several times looking at the house and found me through a friend who lives on the next block. They are extremely interested and love the area however I think we might be priced a bit out of their range. It’s amazing how hot this area is and what little good inventory comes up.
Most of the houses in Mahncke Park are 2/1’s with tiny closets and not fully updated so our 3/2 with luxurious master suite will be a very unique offering and timely to coincide with the surging popularity of the area. Here is a quick walk through video from today.
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.