How are you doing at this point relative to the budget for the complete project?
cb, when you put in the floor drain, do you have to dig up the entire floor to put in the pipes?
Because we are building a raised floor we have the luxury of running a pipe under wood floor to a hole we are punching in the exterior wall of garage. We are also punching hole to exterior wall for dryer vent.
The laundry area was already in the garage with water heater so the water heater is vented through roof. But there was no air venting in the drain pipe for the old sink or washer drain. It’s a mystery to us how the water ever drained properly. We have to add a vent and punch a hole in the roof.
New laundry room is a bit skinny but long. She’s just so excited to have an inside laundry. Anything would be better than what she has and this was our lowest cost solution.
Original scope of work spent $60,000 against the $65,000 budget.
Laundry room was added. I estimated $2,000 (excluding cost of new washer and dryer) but now it looks like 3,500 because of issues found and new water heater
So you’re still coming in under budget, even with the overrun on the added laundry room. You are amazing, CB. Truly. As others have said, I hope this young couple knows how fortunate they are.
I’m looking forward to seeing that fireplace surround!!
Does your budget include that huge deck?
Great job keeping under budget…worth a little extra time to do so!!
Deck was originally estimated at $4,000 and is outside the original scope because we needed to see how much time or money was available after all the other work. It has now expanded to a larger deck with full cover. Her Dad really wants them to build the deck “while the crew is here” or it will never get built. The lot and back yard really scream for an outdoor space.
My new estimate (because we are going to do Trex ) is about $5,800
“While the crew is still here”! They should listen to Dad. As we are readying to put this house on the market, Mr. said that he regretted putting off many things we are doing now for the new owners to enjoy, like getting a new fridge and doing a few master bath updates.
Not wishing to beat a dead horse…but I doubt they will do that fireplace surround themselves once the crew leaves. If they EVER go to sell…and that isn’t done…the prospective buyers won’t ever GET to the nice outdoor place because of the eyesore in the LR.
I think she mumbled that we are going to have to do the fireplace surround because it’s too technical. Lots of issues trying to fix the existing brick and filling in to make a flat level surface for the tile
I just loaded some photos of all the complex plumbing and building for the laundry room, with explanation.
The most difficult part of this laundry room is that the wall is built with 2 x 4s and you always need a 2 x 6 wider wall for the amount of plumbing, gas lines, drain lines and electrical that we had to put into the wall. It required complex routing and creativity to get it all into the wall.
We are now done with plumbing and electrical and putting on the drywall today and prepping floor for tile
Wouldn’t it have been easier to rip a few 2x8’s into 2" thick pieces and nailed/screwed them to the face of the 2x4 studs, thereby creating a wall that’s essentially built from 2x6’s?
Yes it probably would be a good idea but the main issue is cutting the 2" holes in the 3 1/2" lumber and I’m not sure the extra piece of lumber adds good structure but I could be wrong.
Basically I couldn’t afford losing 2 " of width in the room. As it stands now, owners are going to have to shimmy around washer door when it is open. Not ideal
I don’t think structural concerns would really matter, it would only have to hold up some wallboard, but yeah I can imagine losing 2" of space could be a problem if the room is really tight.
We made our deadline…hot water by Thursday night. They’ve been without hot water since last Tuesday. It’s not pretty and my carpenter is going to stay until tank is full and he tests everything!!
Basically we are always at the mercy of drywall,tape, mud, dry, sand, mud, dry, sand, caulk, prime, paint. Big or small this is time consuming. Let me just share that “5 minute drywall mud” DOES NOT DRY in 5 minutes. Takes as long as any other mud to dry:)
Flip #7
I have been searching hard for a new project but inventory is low right now. My agent said she has been submitting offers for buyers and everything is in a multiple offer situation. One property had 30 offers. It’s going to be difficult to buy something right now that makes any business sense.
Back at the chicken house the agent actually called me today. The buyer has finished all their inspections and they have 5 more days to release all contingencies. Its another investor and for some reason they had a termite inspection…$12,000 and I bet that doesn’t cover fixing all the interior ceiling boards that are damaged because that would require pulling off the roof and termite companies don’t do that.
He told me his sixth sense is telling me that the escrow might go south so I should hang in there.
That’s promising.
That is so weird - an investor doing inspections? Contingencies? Fingers crossed.
I hope you only get the house if it’s going to be as good as you hope!
From your history of trying to reach out to him, the selling agent must really be worried about the current offer to be reaching out to you. Good luck!
I’m kinda rooting for the chicken house because it seems to be the only one in the current picture.