700 square foot row home mechanicals

[Joe Boggin]

small home in inner city has been vacant for some time. vandals ripped the wires our of the walls and the panel box out of the basement. there is not one sink or toilet in the property. the house is not a shell. there is no need for new floor or ceilings or walls. the house is sound and solid but there needs alot of behind the walls work.

good news is the house is small. 700 square feet. the house is dry. im thinking i need new mechanicals, plumbing and electric. i just spent 1500 for new electric service to run from the street to my panel on one of my other rentals but that didnt include running wires from the panel throughout the house.

im expecting 3k for entire electric work on this one. thats new service from street to house, panel and breakers and wires run throughout the house to outlets and fixtures... if there were radiators then they were removed. there is a gas line but im considering capping the gas line and keeping the house all electric.

my plan is to just get the place livable and functioning. expected costs for plumbing/pipes? used hot water heater? craigslist for appliances

[Ray Browne]

Joe,

Just drew out and did a 700 foot rowhouse myself. I go all electric with them, the savings vs. the liability of gas is never worth it in a home that small in my opinion.

I've started using hotel style air conditioning/heat in wall units, they are very efficient for small spaces, economical. They don't require a separate trade (HVAC) your electrician can handle them, they don't need to be installed until move-in if your worried about theft.

Craig's list is excellent for appliances, don't discount some of the low end stuff at Sears. It's new and shiny , has a warranty, and inexpensive.