Home remodel

[Angrypuppy]

Has anyone here taken on a big remodeling project?

My wife and I, along with our two buys and two large dogs live in a small 1,600 square foot house. We are the proverbial ten pounds of potatoes stuffed in a five pound bag.

A house about a quarter mile from where we live now went into foreclosure about six months ago. Prior to that it had transferred via an estate to some people that couldn't afford it. They tried to hang onto it by renting it out. They ended up with bad tenants and then eventually squatters after they gave up.

The house needs a lot of work, but with paint and carpet could be lived in right away. It needs new windows, master suite needs to be completely torn out and reworked, same for the kitchen, decks need to be replaced, yard is overgrown etc. I would do some of the work but hire the big stuff out. I figure it will be a two year project.

Any advice or experience doing this? We made an offer and I'm actually nervous that it will be accepted.

[Pix]

Add at least 20% to final budget for for overruns and to the time it will take.

[Piloto]

I re-did 90% of my last place while I lived in it. For you, this will be easier as you have another place to live while the heavy lifting is going on.

In my opinion, do all of the interior major stuff (kitchen & master suite) BEFORE you move in.

I gutted my kitchen and bathrooms while I lived in the house. Having the fridge and microwave in the living room for a month (only way to cook due to the remodel), sucked. I will NOT do that again... Ever.

[azguy]

You make money on the buy, not the sell, for something like that you should have offered a price that would make you dance if it was accepted, not cringe...

All they could have done is say no/ or counter...

[Angrypuppy]

Originally Posted by azguy

You make money on the buy, not the sell, for something like that you should have offered a price that would make you dance if it was accepted, not cringe...

All they could have done is say no/ or counter...

When I said I was nervous about the offer being accepted it was because of the future work that will be involved. I should have been more clear.

If we get the house it will be at a good price. Our offer is about 60% of what the house was worth at the peak of the market and about 65-70% of what it would be worth now after be rehabbed. Even after spending 100,000 plus to remodel we would be in good shape.

[GB-man]

Originally Posted by Piloto

I re-did 90% of my last place while I lived in it. For you, this will be easier as you have another place to live while the heavy lifting is going on.

In my opinion, do all of the interior major stuff (kitchen & master suite) BEFORE you move in.

I gutted my kitchen and bathrooms while I lived in the house. Having the fridge and microwave in the living room for a month (only way to cook due to the remodel), sucked. I will NOT do that again... Ever.

I agree, we remodeled after moving in and I still have work to do. At least get the kitchen and MB done Consider floors as well, refinishing, replacing etc

[mtrunner]

Originally Posted by Piloto

I re-did 90% of my last place while I lived in it. For you, this will be easier as you have another place to live while the heavy lifting is going on.

In my opinion, do all of the interior major stuff (kitchen & master suite) BEFORE you move in.

I gutted my kitchen and bathrooms while I lived in the house. Having the fridge and microwave in the living room for a month (only way to cook due to the remodel), sucked. I will NOT do that again... Ever.

I agree, if you can you should definitely try to get the kitchen remodeled before moving in and possibly the bathrooms as well. Doing a complete kitchen remodel when you are living in the house is not fun. Also focus on the floors! The rest is more manageable when you are living there.

[lig]

We lived through a major gutting of the house.

Not fun at all. We didn't have the resources to complete the project without living in the house.

Probably the most severe test of our marriage and 11 years later we are loving the results.

If you can swing the other place - by all means go for it.

[SUBversive]

It can be done. But over budget and over time goals. Load up on the Valium prescriptions and try to get a good contractor. Or one who is temporarily on the wagon. Draft some decent contracts and try not to let the gc or any sub get too far into you for money labor or supplies. Be aware that in some states subs can lien your house if the gc doesn't pay. Expect it to be a full time job managing the details and enjoy!

We had a bad experience but hopefully not the norm.

[gulfstream69xr7]

Originally Posted by Piloto

I re-did 90% of my last place while I lived in it. For you, this will be easier as you have another place to live while the heavy lifting is going on.

In my opinion, do all of the interior major stuff (kitchen & master suite) BEFORE you move in.

Best advice yet.

Definitely do as much as you can before you move in.

Don't start with the master bath or the kitchen. Start with a bathroom that your whole family can use. Can't live in the house without that. Move on to the kitchen next. Then work out from there. The master bath was the last room we did, after we were already living in the house.

My wife and I did the exact same thing five years ago. Spent nine months on the renovation before we could even move in. The work will take you three times longer than you think it will, and will cost 30% more than you budgeted.

We gutted nearly every inch of the house.

This is from an older thread here on the forum.

http://www.rolexforums.com/showthrea...13#post3941113

If you have any questions, PM me.

[mjclark32]

My wife and I bought our first house from an estate sale that was never updated in any way. We hired a great general contractor and checked in with him a couple times per week. It took 2-3 months for it to be ready. We didn't move in until it was complete.
Fast forward 3 years and we've hired an architect and are looking at doing some major renovations/additions or potentially buying a bigger house to remodel.
We didn't/don't have the time or expertise to do any of the building ourselves

[Dr.Brian]

The people that owned my house refinished the basement, complete with full bath and a kitchen and lived there during the remodel upstairs. I would not live in a house undergoing a major renovation. My wife wants to change the kitchen backsplash tile, and I'm dreading the dust etc. It's probably a 2 day job. Lol.
We are looking at doing a couple big projects, another bath and complex sunroom with new patio, etc. This spring is going to be a big headache. It's funny how quickly your budget doubles.
Good luck.

[Angrypuppy]

Originally Posted by gulfstream69xr7

Best advice yet.

Definitely do as much as you can before you move in.

Don't start with the master bath or the kitchen. Start with a bathroom that your whole family can use. Can't live in the house without that. Move on to the kitchen next. Then work out from there. The master bath was the last room we did, after we were already living in the house.

My wife and I did the exact same thing five years ago. Spent nine months on the renovation before we could even move in. The work will take you three times longer than you think it will, and will cost 30% more than you budgeted.

We gutted nearly every inch of the house.

This is from an older thread here on the forum.

http://www.rolexforums.com/showthrea...13#post3941113

If you have any questions, PM me.

Reading the other thread now. Thank you for the offer.

[linesiders]

AP - you mentioned the other day you are in the Boston area. Depending where you are I may be able to steer people your way if interested. People in construction / remodeling trades.

[Angrypuppy]

Originally Posted by linesiders

AP - you mentioned the other day you are in the Boston area. Depending where you are I may be able to steer people your way if interested. People in construction / remodeling trades.

I'm based in Boston for work and there quite a bit, but I live in the Pacific Nothwest.

Thank you though.

[utc66]

How old is the house?

What about lead paint and any chance of asbestos?

I did this before kids, of course we went over budget.

One piece of advice. Listen to your plumber. Our plumber said, KISS. Keep it simple.
We didn't listen and put in heated floors in part of the house.

[Rags]

I lived through a major remodel of my home after I retired & it was NOT fun. I don't think I would do it again.

[raky]

Provided you have a clause in your contract that you can back out after inspection, I would use that as a negotiation point. If the house is a higher end house that may sit a while you should try and use a formula like this:

After Repaired Value * 70% - Rehab costs. If you use this formula you are sure to get a steal of a deal. I don't know your market so your mileage may vary.

[linesiders]

AP - no problem - thought you were a transplant ;)

[Angrypuppy]

Originally Posted by utc66

How old is the house?

What about lead paint and any chance of asbestos?

I did this before kids, of course we went over budget.

One piece of advice. Listen to your plumber. Our plumber said, KISS. Keep it simple.
We didn't listen and put in heated floors in part of the house.

1979.

We wanted radiant floors in the basement. ~2,500 sq feet worth.

[Angrypuppy]

Originally Posted by raky

Provided you have a clause in your contract that you can back out after inspection, I would use that as a negotiation point. If the house is a higher end house that may sit a while you should try and use a formula like this:

After Repaired Value * 70% - Rehab costs. If you use this formula you are sure to get a steal of a deal. I don't know your market so your mileage may vary.

It's a foreclosure. Asking price is actually in that ballpark.

[mannyv11]

Originally Posted by Angrypuppy

1979.

We wanted radiant floors in the basement. ~2,500 sq feet worth.

there are a few radiant floor solutions and some are better than others.
the 2 main ones are electric where electrical wiring is run below the floor and the heat rises generally an easier fix if something goes wrong.

the other is hydro where water lines are run under the floor and obviously hot water is run through to heat the floor. they are extremely cost effective and now a days last a very long time. only bad thing if something goes wrong you could end up with a big issue.

I believe recent studies have shown it is one of the most cost effective ways to heat a house, a lot of homes in alaska are actually using it because it is so effective.

[Angrypuppy]

Just found out we got outbid. Can't decide of I'm happy or sad.

[brandrea]

Just in the process of doing a complete gut job and renovation of a home we bought 6 months ago. I opted to hire a contractor, as with most renos you really need to have a good handle on electrical, plumbing and load bearing walls if you plan to blast open a space. Having said that if you're comfortable with doing it on your own by all means

I'd say having built my own house and now doing this reno .... Reno is by far more challenging . Hers a picture or two, sorry I don't know how to post multiple pics here

[brandrea]

Living room

[brandrea]

Dining area

[threemonkeys]

^^
Very nice

[997.2]

agreed v nice remodel pics, good luck with your remodel, OP

[Casey VP-26]

Originally Posted by Angrypuppy

Just found out we got outbid. Can't decide of I'm happy or sad.

Don't let it bother you, It will be a long long time before we run out of houses For Sale. Keep looking and keep your bids low. Good Luck.