All Forum Posts by: Loren Thomas
Loren Thomas has started 35 posts and replied 238 times.
Post: 85% LTV rehab loan?

- Electrician
- Bothell, Wa
- Posts 241
- Votes 96
We recently bought a new house and moved out of our old house, leaving it vacant. We're having a hard time making the numbers work selling it as is. If we were able to put 10-15k into it (paint, trim, carpet, small outside stuff), the numbers look much better.
We currently have about 25% equity, and haven't been able to find anyone that offers anything over 75% LTV. The time line is minimal.
Can anyone recommend a lender that'll do a small rehab loan?
Post: Help me sell my house?

- Electrician
- Bothell, Wa
- Posts 241
- Votes 96
Mods: Please move this if I've started it in the wrong place.
Hello, I've got a house in Lake Stevens (Snohomish County) that we are moving out of next weekend and will be vacant. I'd like to get it on the market as soon as possible but it needs some minor things and some lipstick. I'm looking for someone that has a little time and money to help get it sold for maximum value. There's 6 figures of meat on the bone.
If you're interected please PM me and I'll give you details and a bunch of pictures.
Post: Ask me your electrical questions!

- Electrician
- Bothell, Wa
- Posts 241
- Votes 96
Originally posted by @Abe Gonzales:
For major renovation, as in rehab activities for residential, commercial, and industrial property, any upgrades to electrical systems must be within the supervision of a State Licensed Electrical Engineer. The Licensed Electrical Engineer will submit new Electrical and Circuit Drawings (Electrical Circuit Design), Load Calculations, Bill of Materials (BOM), and other required pertinent documentation specific to State Building Codes, in addition to environmental, fire, and hazard documentation and compliance reports within NEC, NFPA, and NEMA codes for permitting. Minor repairs, replacement, and retrofit can be done by a State Licensed Electrician.
This is not accurate in my area. Was there a question or something I missed?
Post: Ask me your electrical questions!

- Electrician
- Bothell, Wa
- Posts 241
- Votes 96
Originally posted by @Eric Andrews:
Should a tripped GFCI outlet cause the rest of the outlets (non GFCI) on that breaker to lose power?
Everything wired AFTER the GFCI, or on the load side of the GFCI, will lose power if the GFCI is tripped, yes.
Originally posted by @CJ Zeilenga:
Thanks for offering your expertise!
I have a question on dryer electric:
I purchased a really good condition 100 year old 4-family about a month ago. One of my tenants has told me the dryer electric needs to be updated from a "regular outlet" (Type B) to 240v. When I first looked at the building and all original tenants were there, each had a functioning dryer using the same wiring.
I know there are 120v electric dryers, does the tentant just need a simple dryer plug conversion kit to work with Type B outlets for a 120v outlet?
I have never seen a 120v dryer that wasn't gas. I also don't know what a "Type B" outlet is. Are you trying to get 120v or 240v?
Post: Ask me your electrical questions!

- Electrician
- Bothell, Wa
- Posts 241
- Votes 96
Metal flexible conduit is an acceptable wiring method in my area and per the NEC. Just romex is not. Romex isn't rated for exposed wiring, even in cabinets.
Hard pipe seems pretty over the top to me without citing some sort of industrial use.
Post: Electric Socket Cover Missing.. Who's responsibility?

- Electrician
- Bothell, Wa
- Posts 241
- Votes 96
The meter base, cover, and ring belong the the owner of the property. The meter itself and the ring lock are owned by the utility.
Can you prove it was tampered with by the tenant?
Post: Ask me your electrical questions!

- Electrician
- Bothell, Wa
- Posts 241
- Votes 96
Yep they should. They technically own the meter and also I can't see them turning on the power for you without a way to bill you for the privilege. Capitalism and all...
Post: Ask me your electrical questions!

- Electrician
- Bothell, Wa
- Posts 241
- Votes 96
Hello,
I'd love to give you some decent input there but I just can't. There's too many variables. Pricing is something that just varies beyond what I can provide on the interwebz, especially a large job like that.
Post: High Power Bill

- Electrician
- Bothell, Wa
- Posts 241
- Votes 96
It might be worthwhile to get clamp meter and test the loads being of each circuit in the electrical panel. Any appliances or HVAC equipment will have an ID plate saying how much amperage it is supposed to draw. At least then you'll know if it is just the weather, or if there's a bigger problem. Appliances, heating equipment, water heater, I'd check all of it for proper power consumption.
Post: Ask me your electrical questions!

- Electrician
- Bothell, Wa
- Posts 241
- Votes 96
Originally posted by @Rob Hoffman:
How much will you charge me to come replace my nob and tube wiring and update my panel?
Thanks
Sorry Rob, I am not in a position to provide that service. If I were though, the panel would be about $2,000 and a modest hoise would likely be around $10k to rewire.