It seems most sub-contractors are having a busy summer. Building is definitely picking up by talking to everyone in the industry. Because of this, my regular electrician couldn’t get to my project right away so I brought in a new crew.
These guys are new construction, not messin’ around, real-deal electricians. 5 guys showed up on Saturday and by Sunday at 4pm the whole house was 90% done including 200 amp service, riser, all 24 branch circuits, home runs, under cabinet lighting, multiple 3-way switching and 24 can lights.
I went with LED recessed lighting for energy savings, having just used it on a customers kitchen remodel I was surprised that the light quality is far superior to the florescent cans we were using last year to conform to Title 24 requirements. For only 9 watts of power usage you get 65 watts of clean lighting, a huge savings on your electric bill. Just another green feature on this project.
We took the drywall delivery this week, too. I like to get it in the house and stacked in all the rooms ready to go before we close everything up outside. It would have been impossible to carry the 12′ sheets upstairs later so this is essentially planning ahead.
I measured 160 12′ 1/2″ sheets of drywall for the house and 5/8″ for the garage and under the stairwell per City Code. Material cost was $2021.00 not including tape, mud and corner bead.
For more energy savings we always foam the doors and windows before drywall. Some guys still wont do this because they think it will warp the window frames, but its the only way to get a complete seal after the new construction windows go in. We learned this in the hot Texas climate.
After it dries you just remove the excess that comes out and then you have a great energy seal. Per Building Code you also have to use the Fire Block foam on all the holes you drilled through the top plate for mechanicals. The inspector will look for this at my insulation inspection.
After the electrician was done I brought in my last and final mechanical sub-contractor, the Fire Sprinkler guy. Fire sprinklers on all San Diego residential new construction, and some addition/remodels in fact, has been mandatory since 2007 after we had the big Cedar and Witch Fires.
The supply lines come from a panel location near your water service. To handle the increased volume, water supply size is stepped up to 1 1/4″ to the house and 1″ at the cut off. The fire sprinkler lines are 1″ CVPC that is orange in color, its ran throughout the entire house keeping heads around 8 feet apart and away from A/C registers and lighting, and the calculations call for a certain number of sprinkler heads per room size.
Per his City permitted design, my sub-contractor has 4 heads in the great room, 1 in each bedroom and bathroom, and even 1 in the walk-in closet, water heater closet and HVAC closet. The master bedroom got 2 heads. The fire sprinkler heads will not be visible in the living areas and look like flush mounted white discs after trim out.
The fire sprinklers in the garage go by different calculations and are a bit different, visible sprinkler heads will be in place after drywall. The requirement is 1 head for every 150 s.f. of garage space.
This is the fire sprinkler riser that is located in a panel accessible from the outside of my house near the water service. It also feeds the bell box which gets mounted high on the house in an area where bedrooms can hear it easily.
Once the system is pressurized with water the Fire Marshall will come inspect it and give me a card, which in turn I will give to the City Inspector at the Frame and Rough inspection this week. The cost for this complete fire sprinkler system installed, with design and permits was $2,200.00. I’m ready for this big monumental inspection this week, its all going to be downhill after we get to start insulating and hanging drywall, stay tuned!
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!
I’m getting close now so I’m feeling a bit relieved. Even with ongoing rain delays I’m making progress. I installed all the electrical fixtures and this time I spent a little more on Craftsman Style sconces for the porches. Really worth the extra money, check out Lumens.com for some killer stuff. The house numbers and mailbox are from Restoration Hardware again. I replaced the front door with an extra gem I’ve been holding onto after acquiring it from the Hat Trick House last year (some of these old bungalows come with 2 front doors and I always remove one to modernize the floorplan). I’ll paint it my same brown color when I second coat the porch. This Pine, 6 panel, beveled glass door came from renowned San Antonio developer H.C. Thorman’s personal residence in Mahncke Park that we flipped, it was the first house he built there in 1900 and appropriately on Thorman Place. It looks right at home on our project and seals tighter than new with a modern threshold and new weatherstripping all around. A building envelope test will be coming our way shortly as part of new code changes this year in order to pass final inspections, so the house can’t be drafty.
The 2 ceiling fans on the porch are a nice added touch. Just makes you want to pull up some chairs and have a cold beverage. As you can see I am flying the” Tarrant Realty ~ Coming Soon” sign in the window, we’re getting some warm bites already. I’ve weeded the yard and we’ll be laying out some river rock beds and putting down sod this week while the floors get refinished.
This door knob is older than you, unless you are 111 years old. It’s the original from our 1900 door that I refurbished. Note the modern weatherstripping, this thing shuts like an airplane door.
The tile job kicked my butt but was worth the effort. The hall bath was fairly easy but this master bath stand up shower and tub box seemed to go on for an eternity. I used white subway tile, river rock floor and a modern white/grey marble accent liner. The shower is tiled inside and out and all the way to the ceiling. Custom frameless glass for the door and picture window are on order from Thad Ziegler Glass. If you guys are flipping houses and not putting shower doors on your new showers at least give them a cheapo, so many times I see all this fancy tile work and expensive fixtures in a brand new bathroom with no shower door. It ranks right up there on my pet peeves list with no rods or build out in the walk in closet.
The see thru fireplace in the master is my sizzle feature on this project, while the tub side of the fireplace is surrounded by white ceramic to match the bathroom, I chose white and grey marble for the master bedroom side. Very romantic to say the least and all with a flip of the switch. There is a direct line of sight from the master bed location through the fireplace, and to the spa tub and into the shower. It’s sure to keep the fire burning in the future owners love life.
Good fences make great neighbors. In this case we have really cool great neighbors already but its very common with the older neighborhoods not to have good fencing. Part of my business model with redeveloping these urban properties is not only to give the potential buyer a complete package but also make them feel safe living close to downtown. A 6 foot privacy fence and automatic driveway gate (coming soon) usually does the trick. Any attorney, doctor or young professional could feel safe here and these are our target clients. My friend and I rented a hydraulic auger and jackhammer and it still took us 2 days to dig the 20 holes for this section. Nothing comes easy in the South Texas heat. A menagerie of rocks, roots, glass, and ancient plumbing were thrown our way but nothing can get between a cowboy and building his fence.
House flipping tip of the week: 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)
Another good tip for flipping is the get a mentor who can help you and you will fast track your career.
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.