All Forum Posts by: Robert D.

you could hire an inspector that belongs to http://www.nahi.org/

they need to maintain their "licensing", purchase continuing education classes, perform X amount of inspections a year to get that.  at least those folks seem to take their profession more seriously. 

What if your painter guy has a company called "Javier Rodrigues y Rodrigues LLC". Javier is the owner, he is incorporated, he bought workers comp insurance , he even got glossy business cards.

Every day he swings by Home Defect to pick up some “workers” for painting job he scores around. He shows you proof of insurance (accord form) and you see e.g. $1M in liability and state minimum in workers comp. you check online…wow the policy is not yet cancelled. There is only one problem ..he EXCLUDED himself from the policy to make it cheaper and to show you that he has proper insurance. His guys are covered no question about it…but what about him ?..if he falls down from that bucket onto your newly delivered cabinets and break his leg…

I am excluded myself from my WC but that fact is not listed on my accord form…

Lessons learned: you want to rehab houses ? you want to carry your own WC. Of course one might say …oh well he is an independent contractor, you should sign a contract that says blah blah …great ..then I will tell you once you and your attorney will be fighting the case in court and you will be wasting your money and time deliberating contract law and proving that he had his own brush hence he acted as an independent contract and his attorney will be accusing you of negligence as the work place was unsafe ….I will be looking for a next crib to flip while Javier will be collecting $600 a month state money watching Telemundo

trivia question. what would be the starting point (that would count towards the 90 days) of your ownership of a property purchased on judicial sale in IL:

1) date of the certificate of sale  received at the auction

2) date of confirmation of sale by the judge - usually 3/4 weeks later depending on (un)contested docket.

3) actual date of the deed - which you can or cannot record (depending on local municipality requirements - presale inspection etc)

4) date of recording of the deed

what probing questions would you ask mortgage broker that claims he knows the FHA process well ? Before I accept an FHA offer I would want to know the mortgage broker knows what they are talking about.

 i was not gutting anything. I needed to fix air packet leak in copper piping. the whole drywall was moldy. so I replaced that and started painting. until I know what they want me to do I only paint. I dont even paint bathroom or kitchen ..they might make me put stack vents ..I have no clue what they need. I told him I have a pre-sale inspection in 2 days ..he nodded "it would be prolly me" ...he did not give me ticket anything ..checked painting job and drove off. seemed like a cool guy

going back to your question : 

My question would be didn't you already have the results from a presale inspection when you bought the house?--> no, if you buy on auctions you get a deed which then you might want to record. u will not get transfer stamps without the presale inspection. so I plan to do presale inspection to face what I am up against, correct violations and sell. if the violations are outside of my my budget the projects ends there, the new owner will have to post bond and get both set of transfer stamps ..from auction place to me and from me to him. then he has 90 days to correct all that. this option means I am selling to home owner who is willing to do job and finish fixing up the place at his spare time. he has 90 days to do that. then he can request extension for another 90 days. that also means lower profits. the idea is : u need to buy place super cheap to have room for multiple exits.  

thanks. 

Chicago market might be depressed compared to Austin market and booming compared to Detroit market. hard to know what one takes as a base.

just got a small chit chat with code enforcement. inspection on Thursday ...by that time all I can do is paint. luckily I was done with plumbing ;-)) 

 it used to be like that. Maywood is back - check on redfin. bubble is back. 4/3 fully rehabbed go for 150K easily. mine is specific. it has a shared, narrow driveway, almost no yard and busy street. it has 4br finished basement and 3 full bathrooms. so yes. I plan to do all new but cheap. paint, carpet, laminate tops, entry level cabinets, re glaze tile and bath. I usually go to Floor and Decor. they have huge selection

thanks. I hope so. I don't plan to pull any sort of ridiculous permits for e.g. sink replacement or new paint. if they catch me I will pay stop work fee and move on. i will definitely pull permits for outside work - roof, tuck pointing, windows.  garbage removal late Sunday ;-) 

thanks ...I am planning to do cosmetic rehab inside new flooring, cabinets, paint, gutting bathroom, new tiles sink etc ...once I invite inspector after the work is done I hope they will not make me open up fresh tiles to look if plumbing was done correctly ? i don't intend to change anything with walls plumbing electric etc

anybody had any experience working with city inspectors in Maywood IL ? this city requires pre-sale inspection in order to give you transfer stamps to record your deed. I would like to know what they are looking for ?