Flip This House #3

You are absolutely correct. Our dishwasher drain hose is strapped high directly under the plywood counter top behind the sink (causing kind of a reverse p trap). But, it can only get strapped as high as about 1/2" from top of sink brim. This guy went on and on about how drain hose has to be higher than the whole sink. That is impossible… there is countertop there.

Yes, some old fashioned jursidictions still require an air gap. But my City allows it if the drain hose is installed to the manufacturer specifications. We pulled out the manufacturer specifications and he confirmed the installation. Also, new dishwashers have a reverse stop gap that prevents backflow.

I have had dishwashers in new and old construction in seven states. None of them required air gaps. My parents new kitchen in the OC, big ugly thing on the counter. Yuck.

For some reason that just doesn’t work well in our market area. First, my buyers are usually paying full price or a ‘higher price’ than a home down the street that is not renovated.

Second, I just want everyone to understand that this was my one and only offer. There were even more showings this weekend (one group came through house while the buyers and Home Inspector were sitting there). No call backs. I know this is my very best offer and I never want to go into an adversarial situation if I don’t have to. I want the buyers to know that I have done everything possible to give them a turn key home. It’s probably going to cost me $250 to make them happy.

Also, the buyers usually understand that I have a crew that knows the house and can get small things done quickly and easily. For them to try to find someone to put epoxy in the foundation crack would turn into a nightmare and a high cost because they would have to call a foundation company who will charge an arm and a leg to cover liability and then proceed to point out every other flaw to get more work.

That is the very smartest approach. Happy to hear you are still showing the house; the appraisal contingency and a 20% down payment on a vacation home makes this one a nail biter! I’m sure it will go well but a back-up offer in your back pocket would be nice!

Back to my carpenter. My carpenter is a full time employee with benefits and he is the only reason I can do this for a living. If it wasn’t for him, I would just be standing around an empty house with big dreams. On his part he is extremely loyal and grateful for my flexibility. He loves the fact that we are not doing the same thing every time. There is a new challenge every day. On this project he learned all about shear walls, Simpson strong walls and major earthquake strapping. What fun! He was able to do some gorgeous woodwork and custom builds which he loves.

But there are some big reasons he is such a gem which I can share if anyone even cares.

You really need a PBS show that’s the new “this old house” for California. You do so much more than just “flip”… You find the best way to use the space that’s there .

I have an air gap. It is between the sink faucet and the water on-off handle. So some people have that on their counter?

Yes, share please!

madison, it sounds like yours is on the metal plate that holds the faucet and handles. We don’t have one of those plates…at all. Our faucet is mounted directly on the counter…and there isn’t a seoarate handle at all. So an air gap thing would be on the counter…and ugly.

But our drain hoses are appropriately mounted beneath the sink…so no issue.

Right, it is a stainless steel sink that is not undermounted.

My Carpenter
About 4 years ago I got so lucky. I was desperate to find someone to come put in nice crown molding in a project. A painter said “I know a guy”. He had a day job doing maintenance on an apartment complex but he came at night and put in the crown molding and then he came on the weekends and finished our baseboard. I watched how he did things and I was amazed at his tricks and skills. Plus, he had all the tools (the first sign someone might know what they are doing).

He had worked for 13 years as a journeyman for a developer here in San Diego but they all got laid off when development stopped. Plus, he kind of got fired because he has a habit of wanting to ‘take off’ for about a month to go camping, go to Mexico to visit his mother, etc. This is the perfect arrangement for me. We work hard for 4-6 months and then he can go off, without pay, until I find the next project. When I started my next project I begged him to quit his job and come work.

I paid him hourly under the table until about 3 years ago. I sat down and convinced him that he needs health insurance and he needs to plan for his retirement and I wanted to be able to cover him with workman’s compensation insurance if he gets hurt (thank God!! after last year’s workplace accident). I forced him to go on payroll so that he is paying taxes again and getting into the social security system. And, I worked hard to get him health insurance which is subsidized by the government. He is very grateful for the health insurance.

He had been out of work for so long when he started with me he didn’t really have a reliable car. We shopped together and I bought a retired mail delivery van for him. It was perfect for carrying his tools and stuff. We worked out a small weekly payment system to pay off the car. He was very grateful.

But, here’s the best one. After 4 years he is our Most Valuable Player. Every time we were on a project he would talk wistfully about wanting a Corvette. “When I win the lottery I will buy a Corvette”. He would always point out every 80s era Corvette for sale in each neighborhood. When we finished the Spanish Bungalow last year I told him we were going to get that Corvette!! I researched and found one for sale that was just perfect (he doesn’t know how to use Craigslist or the Internet to look for cars - but that is changing). I dragged him up to Oceanside and there was a car nut that had completely restored a 1988 Corvette. It was love at first sight. He pitched in $500 and I negotiated that Corvette down to $4,500 - it was a steal. We worked out a weekly payment system.

Ever since then he has been walking in a dream. Some kind of mid life crisis I guess - he loves that Corvette. I let him store it in the back of my yard because he had no place to park it and he thinks someone is going to steal it if it is parked on the street in his neighborhood (I have no idea if that is true or not). He seems to be very grateful for a place to keep it.

About one month into this project I realized we were in for a long haul. I really needed to make sure that he was on board and willing to do what it was going to take. He had to work a lot of late nights and weekends. So, I sat down with him and told him that ‘IF’ we can get this done as fast as possible and ‘IF’ I can make my goal profit, that loan document is going to get torn up and you will own that Corvette with no debt.

I think we are going to make it and I have already told him that there is going to be a Promissory Note burning. He’s a very happy camper and very vested in making sure that we sell this house.

So, an old Corvette can go a long way :slight_smile:

CB, he is a gem, no doubt. :slight_smile:

I don’t think I’ve ever seen an air gap in my life.

Sounds like Mr. Carpenter would lay down his life for you, cb. What a find, for both of you!!

The house inspector, of course, was trying to make the buyers feel like he’s an expert and they got their money’s worth.

Thanks for this education in codes and requirements. I’ve never heard of an air gap and don’t have one on my counter either. Have never seen one. So this must be regional or something this particular contractor has on his radar as something he can cite homeowners for. Agree that they feel they need to find something, and, no surprise, the things he found in your home were minor.

So, will you be taking a long breather before tackling another project?? You deserve a rest!!

CB - that’s a great story. No wonder the guy is sticking with you. You are a great boss to work for. Good for you.

air gap required here in northern CA. Instead of drilling two holes in granite, we found this air gap/soap dispenser combo.

http://www.ebay.com/itm/like/111574574819

Our contractor said with new dishwashers, not necessary anymore, but code has not caught up. And the dang things do get grungy underneath if you don’t clean them weekly…yuk.

For some reason air gaps are not required on the East Coast and Midwest (generally). But some California cities and counties are still stuck with air gap requirements. I have no idea how it can be different in different jurisdictions because I think they are supposed to be using universal building code regulations. However, I think the ‘Health and Safety Code’ trumps some building codes and those don’t get updated as rapidly as building codes do.

This intrigues me so much (and the guy was just freaking turning red demanding that he knew better than the City Inspector) that I am going to research it. Every single Home Inspector over the last 6 years has made a big deal about it and every single homeowner could care less. It’s like the inspector has to find something scary about the house and focuses on the air gap.

Artlover was correct. I did not budget properly for getting through everything in this house. The electrician is already at the project at 6:30am in this morning to go through the fixes found by the Home Inspector. Bless his heart. I texted him on Sunday during the inspection meeting just to make sure he could squeeze me in this week. He called back immediately and confirmed he would be there Monday. He’s got to fix the ‘Oops’ about the 220 outlet in the laundry and a couple of ‘ooops’ on the main panel. This is going to cost some $$$ that I didn’t plan on.

The Home Inspector was going ballistic and got real nasty that the electrician was shoddy and should be reported and kept inferring that I had gotten a fixed price bid from the ‘company’ and he had ‘caught’ their mistakes. Yes, he forgot to hook some things up but that is because he never makes the 220 wires live while we are doing construction for safety reasons. We were messing around all over the area with the 220 and he just forgot to hook it up during the last visit. Mistakes happen, it wasn’t like he was trying to ‘trick’ me. We went around and tested all the outlets but it’s a little hard to test a 220 without having a dryer or something to plug in :slight_smile:

Once again, my electrician is extremely loyal to our team. I know he has a lot of work right now, things are heating up around here. He dropped everything to make my project first priority this morning.

I the that inspector.

Congrats CB this is always one of my favorite threads!!!

The inspector is right to point things out that need fixed, and the buyers should request proof the checklist was completed. But I don’t think it’s professional to imply bad intent on the part of your contractors. All too often, buyers and sellers can create enough drama of their own. No need to work them up.