I heart mid century moderns. 
Those beams and fireplaces!
Sorry everyone, posted the pictures a couple of days ago with explanation. But then got distracted and forgot to come and report progress. Going to be a little distracted for about a month here. Hosting 3 large events 3 weekends in a row here. Boy, does my personal home need a lot of work!!! I feel really bad pulling a couple of guys off to help fix my house, mostly the exterior. It has to be perfect. First event only 30 for sit down dinner, then 100 for a Kanikapila music/dance type of party and then a big wedding that’s been planned for over a year. Not including all the people flying and driving in that want to flop for free in my house:)
The big news on the project is I drew the plans myself!!! Copied and pasted a bunch of the standard stuff from my other plans, added a sheet from the structural engineer with his stamp for the minor alterations. Took the handrawn pasted sheet into the City office. The guy added some electrical notes and said “Good to Go, go get some copies and we’ll issue the permit”. Wow, I was really excited. About $1,500 later and I’m fully legal
We are now on our 3rd dumpster in less than 5 days, tearing off the roof, clearing out dirt,etc
We are almost ready for our first inspection but we’ve hit the usual issues
Before pulling the gas line to new stove location, we tested original gas lines. Of course, there’s a leak somewhere!!! 6 man hours later and many holes in the walls my lead found a small leak in a Tee in the back of the furnace cabinet. Yikes, can you say explosion waiting to happen!!!
Called for a hot mop on my fancy sloped walk in shower and the guy said it was all wrong and had to be lowered one inch. This is AFTER we completely filled the sunken shower and laid new concrete!!! Of course the guys are blaming it all on me because I’m the one that just cannot do anything standard:). Off to rent a jackhammer because ours has suddenly stopped working, so we can chip down an inch of concrete
Inspector did a walk through on Monday and he doesn’t want the drain line from kitchen sink drilled through the 4x4 post installed for new wall opening. He wants us to run the ABS 2” pipes outside the walls! He says “just run it through the back of the cabinets”. Well, that is where the dishwasher was going to be, can’t have dishwasher sticking out from cabinets 3”. This is causing a huge issue with the design!! For heavens sake, the dishwasher has to be next to the sink. Back to the drawing board
Ugh on the kitchen snafus. But congrats on the $1500 legalization!! Wow. That is the quickest and cheapest whole house permit I have heard of (spent a few minutes last weekend chatting with the build out couple on our street… talk about nightmares).
Every one of CB’s flips has one of “those” people who have lost the Flickr link. This time, it’s me. Can someone please re-post the link? 
Thank you.
I just looked at the picture. Excellent job redoing the fireplace!
Passed all our first inspections today.
But we tore off the roof tile and torch down stuff and discovered that a prior repair on the flat roof over the bedrooms was a botch job. A bunch of plywood 12” pieces patched on the roof. This is a big no no, someone could walk on the roof and just fall through. So, we have to tear off the plywood and re sheath one half of the house. I’m guessing another $1,750 out of the budget. There went the refrigerator. Going to have to sell the house without a frig. Luckily it’s somewhat common in the market.
That is nothing compare to my project. We had to dig out 8 truck load of dirt and found that the old foundation that we have to dow into to the new foundation was crumbling. We had to re-do the old foundation and move forward. It added over $10,000 dollars to the budget which was not expected. The removal of dirt and a 4 feet tall 25 feet long retaining wall alone was around 6000$ already.
@coralbrook don’t give up yet on the fridge. You have a knack for finding well priced appliances. It’s very possible that your overall appliance budget might include a fridge.
I personally would be thrilled to find a no fridge or oven or dishwasher house!
I’m picky about appliances and would rather not have any installed. If the builder offered a credit/allowance for appliances, that would be okay but I’d be happy if the price already reflected the need to purchase appliances. Your market might not permit that approach when you want a quick sale.
Sorry about that roof sheathing. Still impressed that you do the right thing for structures and systems, even when it derails your plans.
Roof repair cost:
It took 9 man days and 2 dumpsters to tear off all the tile and roof = $2,000
Materials and labor to put new plywood sheathing, fix some fascia and eaves and new flashing = 1,900
New shingles and flat roof torch materials = $5,400
Labor to install new roofing = $1,500
So, basically $11,000 for this roof!!! Definitely wasn’t planned
I’ve never seen a house for sale without appliances. I would love to give a credit for appliances if I could. But buyers cannot get a home loan without a working stove in the house during bank appraisal.
Also, kitchen cabinets have to be configured for some type of stove/oven combo. Always a key issue during design. Range? Pro range? Cooktop? Wall ovens? Where to put microwave?
For this house, I don’t have enough tall wall space for a set of wall ovens so I’m going with a nice 36 cooktop and a full oven under the counter somewhere. Or, I have to get rid of the tall pantry and the ovens would have to go right next to the open doorway from hallway. That might be slightly dangerous if oven open and sime kid comes barreling through doorway from the hall
Around here, having a stove is a health code issue, so you generally have to supply something. A refrigerator is not required, so many houses are sold without one. Sometimes it’s negotiated to leave it.
I think it depends on the target market as well. It’s probably expected to come with a fridge when you are in the million+ range
It depends on the area. Here, million plus homes are sold and bought without appliances… or with non-working ones! If someone is paying cash, anything goes. But I suspect that in CB area, loans are more prevalent than cash, so… First thing we did in our new place was to rip out the appliances. I was not happy that the seller installed a new dishwasher… because we had to take it out, but in the end, it worked out. That dishwasher went to the kiddos’ house.
Around here…anything built in MUST be included…so dishwasher is a must…or wall ovens…or a cooktop built in to a counter.
If it is presented upon sale, technically it can’t be taken out. But if it was not there or was not in working condition, a buyer can ask for but the seller is not obligated to provide it.
@BunsenBurner my understanding around here is that for financing purposes, it is expected that all built ins will be included.
I’m sure you could sell as is with non-traditional or no financing.
@coralbrook , have you considered just putting in a 36" range? Wouldn’t that be easier, and sacrifice less functional cabinet space?