All Forum Posts by: Jim Adrian

@Jeremy Marshall

Im a fan of gas and a central hvac system but that is common here.  Not sure what the norm is for your area.  Once you have ductwork you now have the option for AC as well.

@Tab Teehee

A lot of good info here!  Another thing to note about talking to the an architect is they do Master Plans.  They may call in a urban planner to assist but they can come up with ideas for you.  This helps paint the picture of the possibilities that can be done.  They can put a cost to this.  This master plan is like a road map or site concepts.  The architect will create colored site plans and some renderings of what the buildings may look like.  These things are helpful to market to the banks for funding and other investors.    If you decide not to sale the land which is too early to do this then every option will require an architect.   At the very least go chat with architect for an hour even if its cost you $200.  Its money well spent! 

Level of finishes plays a role as well.  You also need to take climate and geographical area into consideration.  Being in Alaska you will need a lot more insulation that say in florida by code.  Foundations cost will differ as well due to perma-frost and depth.   It depends on features like walk in closets are included and people are looking for. 

Expect yearly turnover if its a rental.

Review your lease to see what is says as well.  It may be time to update your lease. 

I would include a fridge to match the rest of the kitchen appliances.   The w/d... I would tend to leave out.  What are others doing in your area? Most people have a w/d.

I would start with looking at the states Landlord Tenant Laws for this.  I would bet its well defined.  2 or 3 days is more than reasonable notice. I might be inclined to do an open house and give the tenant window of time they need to be gone.  If the tenant is a pain then I would wait till the unit is vacant.  You many also need time to fix and paint things.

Look on the bright side... if the project gets cancelled then its a perfect project! (architects humor) No errors, change orders, rfi, liability, or contractors to deal with! 

I had the perfect project 3 times on the same project for the DoD.  Design it, kill it , bring it back, kill it, bring it back and then kill it!  Twice the project hit 100%.  The pentagon finally put the ax to it even with approved congressional funding.   I feel your pain!

If its built before the lead disclosure date then assume it has lead paint and move forward accordingly. 

@Becca Barnes

I second what @Peter M. and @Mike Reynolds have said.  I would get the hose out and spray the door down and see where the water is coming in from.  This will help trouble shoot.  The tenant may have not had the door shut all the way.

Only think I would add, you stated the door is bowed?  Take a level with you and see if the door is truly bowed.  Check all directions.  If its bowed its not sealing well, which would allow water in.  Does the door face south or west? There is a slight chance it could be bowed, but I highly doubt it.  There are 2 ways to fix this: 1) replace the weather stripping in the jamb of the door or 2) replace door.