Did we pass?
@Marilyn
Thanks for asking. Yes, we passed with flying colors!! The buyers and the inspector were very impressed with the results. He only found three things of any significance.
The damper in the fireplace is stuck closed because the cable down to the lever is hung up or broken or something. This is something I completely forgot to check!!
The master shower doesn’t have good water pressure. This is probably because there is flux or dirt stuck in the shower head from all the new copper lines. We just need to open it up and bleed the lines.
And the final thing is something that has been in house forever. Turns out the breaker on main panel for AC is 30amp. The AC Condenser is rated 31.5 amp draw. Geez…who would have ever caught that small detail? I don’t think the buyer cares about that anyway. He is only asking to fix the shower so they can take a shower:)
And, my agent thinks she has already found a buyer for their house. Things are moving fast.
Buyer got their loan approval today, on condition that I have to show all capital improvements made to the home. Uggghhh…that’s hours at the copy machine copying receipts. But it’s a Fannie Mae requirement after there was some fraud caught on flipping houses back and forth to relatives or business partners to artificially raise property values to pull loans.
Wonderful news! Thanks for the update. Once you’ve dealt with these final details, will you take a break before moving on to your next project?
Hooray!! and congratulations on a job very well done. All that extra effort in the hidden areas does pay off. Yes, one would need good water pressure if one is going to take time to gaze out over the valley and mountains while showering and watch the sunrise or sunset.
Woohoo!
Already scrambling designing blueprints for next job. It is a remodel for one of my agent’s clients in La Jolla. I will have to ask permission if I can take pictures and post. It’s a huge job that has many layers of Pain in the Butt factors. Location and views are outstanding.
First, client is a corporate lawyer that is in a hurry to move in.
Second, he is extremely busy and probably only available on weekends to make any decisions
Third, it is a small group of eight townhomes with a self regulated HOA. They have a stack of rules, retired neighbors with clipboards and too much time on their hands. Ridiculous rules. Not allowing worker parking even though there are 12 guest spaces empty every day. No workers allowed in the beautiful common area. Ridiculous insurance copy requirements, restricted work times, Yada yada yada. I think I’m probably going to shot myself by November.
Finally, we have to do a lot of blueprints, working with structural engineer and pull a City permit. And the HOA has to review the plans before starting work. It is entirely interior remodel, have no idea what authority they have over kitchen and bathroom remodels, although we are moving a couple of walls to add a 2nd bathroom upstairs. The biggest challenge in the project is blowing open an enclosed kitchen that is blocking views out to La Jolla Shores. Heavy structural work required.
Wow, this sounds like a challenging project on so many levels. If anyone can handle it, you can!
Sounds like an extra 30% in profit is needed on the price to account for the difficulties. 
The lawyer better get some extra billing done for that one!!! One of the reasons I will never touch anything with an HOA. We do have some loosely drafted CCRs here… I suppose, if needed, I can use these to harass the kid who is going to build his dream pad down the road from us - bet he did not get his plans approved by the “committee.” 
@notrichenough
That’s exactly what my agent said to me…you need to build in higher fees to cover the PIA factor:)
Not to mention the perils of dealing with a lawyer as a client… @MaineLonghorn and her H have vowed not to accept any more of them.
Oh, my gosh, @coralbrook, be careful! Sounds like a recipe for disaster, to be honest. HOA and a lawyer for a client?!?! Yes, I would not take on that job as a structural engineer. For one thing, our liability insurer would not be happy and our premium would go up the next year.
Gosh, one ass lawyer does not mean all attorneys are asses. In this situation, IMO, it it could be a good thing to have a lawyer for a client. Maybe the knowledge that he is a lawyer could keep the overzealous HOA in check.
LOL. We adore the president of our very small HOA of 12 townhouses in a small resort town. She is a lawyer, and she keeps in line the few owners who rent their properties via Airbnb and VRBO. Thanks to her efforts, our visits are not ruined by rowdy and noisy groups of teenagers, sport teams etc. For sure, the association has also denied or modified some of our proposals, but we know they preserve our quality of life and our property value. We have no complaints, and can only hope she remains in this role forever.
I am kind of curious about one of the restrictions. Municipal Code allows construction work 7am to 7pm Monday through Saturday. HOA rules only allow construction work 8am to 5 pm 5 days a week. I’m not sure that HOA rule book can override municipal code. I find that fascinating. It’s OK, we will only do quiet things on Saturdays.
Owner is busy trying to meet the neighbors and explain everything going on. These places are stuck in the 70s and they are selling for $1.1 million so, believe me, new owners need to fix them up. There’s a mix of long time residents in their 80s and 90s (two with full time caregivers) and only 3 new residents who have remodeled.
Took some pics the other day. I have permission to share them. Will start a new thread after I close on the Mid Century house. It’s taking days to clear out that house, and we haven’t even started pulling out the staging stuff yet!!
Wait until you see what $1.1 million gets you in La Jolla!! It’s hilarious
Yay!!! I can imagine. I have seen what $1.1M can fetch in my neck of the woods. Super cool that there will be another “non-flip” thread.
cb, I would think that the HOA couldn’t give more hours than the municipal code does, but I suspect they can restrict the hours even more.
@coralbrook - I’m excited to see where the condo is located in La Jolla. Crazy what $1.1 million gets there!
Local CC&Rs can be more restrictive than the municipal code. Just can’t be illegal (including allowing more than municipal code does). How exciting! Would love to see how a SD view TH compares with our local market offerings.
Thanks for the education about CC&Rs. I usually try to stay far away from HOA projects. But, I have had many meetings with the new owner. There is a full circle history… I did a project for his ex wife and her kids, so he knows my work and he knows all the issues about licensing, etc. I am pulling in a licensed contractor to do the structural and framing and a licensed electrician so that we are covered adequately for the City permit and the HOA. Lots of paperwork going on right now. We finally got the plans submitted to HOA yesterday and working towards submitting to the City.