I had my framing inspection Monday and he passed me on the room addition but failed the new front porch because I had trimmed it out already and he couldn’t see how it was framed…oops. He said he would pass it with a letter from an engineer so I had to pay 300 bucks to have my engineer crawl in the attic to verify my framing was done correctly and draw up a certificate on it. I went straight into hanging all the insulation and called in for the insulation inspection Tuesday. The same inspector showed up the following day and passed me on that. Meanwhile I had all the drywall delivered. It turned out to be 150 sheets for the room addition, kitchen and existing bath. Man, prices on drywall have come down; I only paid 6.50 per sheet for 12 footers. My drywall crew hung it in a day and went straight into tape and float over the weekend. It’s coming out really nice as it’s always a cool stage to get to when you can see it all sealed up and smelling new. My drywall crew charges 10 bucks/sheet to hang, tape and float and texture. Since the existing bedrooms were not demo’ed I am retexturing the whole house so it will match. These guys are real pro; they do mostly new construction so the seams come out great. For texturing they don’t mix in a hopper, a truck with a mixing machine actually shows up and they spray the whole house with one batch so it turns out consistent. Drywall finishes and textures can make it or break it when it comes down to your final product so it’s important to get pros to do this part. In the past I’ve done small rooms myself but now that we are on a larger level I always sub this out. I also got all the wood floor patching done which included all new wood in the kitchen and I also ran it into the addition. I even put the wood floors into the master bath, which will be new for me this time and should be a real dramatic touch. With all the rain lately (6 inches in 1 night) I feel lucky that at least I’m making progress inside the house. After being in a record drought all summer now we get hammered with flooding, crazy weather here in Texas.
The local San Antonio real estate market continues to slow. So far this year we’ve had only 13,185 homes sold compared to the same period last year of 14,724 and 17,981 for 2007. Last year was the big slow down here when a lot of Realtors went starving. Things picked up a little this summer mainly due to the $8000 first time buyer tax credit so it will be interesting to see what happens to the real estate market if they let it expire. There’s a bill in Congress to raise the credit to $15,000 and open it to non-owner occupied buyers which would be great for investors and definitely clean up some inventory, but I’m not sure how we could pay for it. Foreclosures at the courthouse steps here in SA are also still rising, I ran across a Realtor friends’ house while reviewing the auction list for this month. Ouch, now that’s hitting close to home. Our strategy for this market is as always be extra careful on location, buy extremely right and offer a high quality renovation and unique product for the price level. Even with the slower market there are a lot of people continuing to move here to San Antonio and we only need one buyer.