Great article, CD. The author knows his construction ABCs… We do, too, (plus it helps to have a science background) so we will easily catch and call out stuff like no barrier under the siding. What about average Joe who knows little about construction? Yikes. And I agree that “Permitted and inspected” is not a guarantee of quality.
There’s no way to catch it when it’s a flip or a spec house. You are at the mercy of the builder to be both ethical and competent.
Sure - when it is done it is done. I am talking about the situation described in the article - house being built in front of them. How many folks would understand that there is a barrier needed or that a deck needs to be properly bolted to the house and the flashing needs to be installed? The contractors are pros, so they are doing it right… And if not, the city inspector will catch errors… Right? 
DH and I know nothing about construction. I can’t imagine how to begin supervising contractors. I don’t understand the requirements and there is often a language barrier. I look at CB’s recent reno and marvel at how much she did for the same price as estimates I have received for a 7x9 bathroom.
I’d like to add a bedroom and bath on our main level to make the house friendlier for aging in place, but how to begin?
Our 60s split at least has good bones and was done by a well-regarded builder. But we’d never recoup the cost. We’d be overimproving for the neighborhood.
I have always preached that a permit and inspection does not always mean that something was built well or is functional. Inspectors are looking for safety issues such as GFCI outlets, minimum insulation, smoke detectors and carbon dioxide. It does not guatantee that wood is sealed, boards aren’t warping, you name it. Personally I am extremely anal about sealing every single cut end of anything being installed exterior or bathrooms. It drives the guys crazy. For example, if there is a cut end of baseboard in a bathroom or near an exterior door it has to be primed thick before I will let them join the pieces.
Thats why I prefer not to waste time and money on permits for basic remodels. It doesn’t add anything to our work quality
My general rule for a master suite addition with closet and bath is about $130 to $140 a sq ft. It can be done cheaper. I did a 450 sq ft addition with permits for $45,000 4 yrs ago. That included having to move a gas meter (nightmare red tape) and new main sewer line extension.
And our labor rates are much higher than other areas of the nation. I have started watching Flip or Flop Las Vegas and when they say $300 labor for bath tile install I just cannot believe it. It would be at least $750 or higher here. BTW…her staging is over the top. She must spend tens of thousands on all the stuff she has
“Personally I am extremely anal about sealing every single cut end of anything being installed exterior or bathrooms.”
Mr. B approves your mesage! That is his philosophy when it comes to cut wood in damp locations. 
We have a siding crew working on the house. The guys know what they are doing, but we still will be swinging by and taking photos along the way. We are probably paying slightly more that we could have, but we decided that unless we strike gold by accidentally finding someone like CB, we are not going to test our luck.
cb, back to your flip thread, did you get a chance to see the Fleetridge house?
And just because you specify rebar and pay for rebar doesn’t mean it will be installed unless you are able to be there standing over the subcontractor. This happened to my parents on a house they built. A porch started cracking after a number of years. They had it torn apart and rebuilt. My father–an engineer who was very knowledgeable about construction–was not happy to discover that the rebar he paid for was not there.
A lot of people in construction are basically thieves, I’m sorry to say.
Yup. Sadly, @Consolation, theft and negligence in construction happen often. That’s why we prefer to keep a watchful eye on the process (or have someone trusted to do this for us) or do things ourselves. I know there is rebar under our concrete driveway… CB-quality is rare. The builder of our current house was amazing, very CB-like. We were able to see all work in progress, too, because he did not have massive crews of laborers (like CB, he used trusted people, and whenever he could, he did things himself - “because you can’t trust an electrician with nailing boxes perfectly”). The contractor that did the remodel of our “new” house a few years ago is not someone I would recommend to anyone. Lots of shoddy corner cutting we are fixing now. You bet we are checking on the progress of our current projects often. Maybe the guys consider us a PIA, but I do not care.
My guys hate hate hate to work with owners over their shoulder. I don’t think it’s because they mind anyone seeing their work. They hate when people ask a million questions and have suggestions on how things should be done (guilty right here!!). Maybe because they have to put up with me all day they don’t want to add even more layers of frustration:)
But they seem to like the young owner we are working with now because he’s funny and really appreciates their good work. My carpenter has a saying "there are no problems, just solutions’ and the guy loves it. We have found every possible problem in his house!
@Consolation crazy!!! How could they pour a patio without rebar??? I don’t even get it??
Flip # 7
Fleetridge house - I called the listing agent and she abruptly told me that she doesn’t represent both sides and I have to find an agent to represent me. So I had to call my agent and discuss my options. She’s going to have to get me into the property so we are going tomorrow. If I like it I will write out an offer myself with a special form “Buyer No Representation” this saves the Seller the full buying commission. It’s a very rare form and most agents don’t know what to do and refuse to work with you.
My agent thinks it doesn’t have much margin available because the only other homes in the pocket neighborhood that sold in last 2 years were outdated, 4 or 5 bedroom and took a long time to sell. The one that was updated and remodeled sold fast but was much larger.
The house is single level, nice size lot and has a 3 car garage. Negative is most of the yard is in front and it’s a small house compared to neighborhood
When my mother lived with us she used to love to “chat” with any workmen that came over. Once I asked her to let an electrician in while I was out. The bill was double the estimate. I called for an explanation and was told they bill by the hour and the “homeowner” required “extensive explanation of the work being done” I was able to explain that she was not ‘the homeowner’ I was able to get him down a little but that favor cost me $$$.
can we see a MLS link to the “fleetridge” house?
sorry if was already posted pages back.
3
7
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Ernwood
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It looks like a very decent house that really only needs updating. I agree with your agent – is there enough margin to make it worth your while?
Now a days, for a flipper, there is no more bargains that you can have like three years prior. The only way to make a buck is to find some thing that you can add on or to expand, therefore, land is important in a purchase for a flipper like cb. Obviously she wants to stay in her comfort zone, if she move out of her area, there are still some remodeling opportunities.
The only concern regarding the Ernwood house I have is the CCRs from the HOA. It might not let you to do what you have in mind.
I don’t plan to add an addition to the Fleetridge house (that is the name of the little subdivision in the neighborhood. This is the only tract home little division in the zip code. It was built in the 80s. Most buyers are purchasing in Pt Loma for the eclectic neighborhood - no tract homes. This makes me a little nervous. But in the last 30 years these homes have been improved and have a little variety. The HOA is not as strong as normal, the dues are only $300/year. I think the only constraint will be paint color for the exterior. I see many homes on the street with unique drought tolerant landscaping, so I think I can do whatever I want in the front to improve curb appeal.
The issue is future sale price, very difficult to try to get a good number.