All Forum Posts by: Jim Adrian

I would leave the ceiling fans or replace them with a new unit. 

@Neel Patel

You have 2 options...  1) call an electrician or 2) simple plug in the lights the outlet under the window.

You are making this too complicated and you don't understand codes or electricity.  

I would mount the rope lights were you want them and then use an extension cord when and were needed.

Don't mess with your tankless water heater, its on a dedicated circuit as well.   

Its not uncommon for architects and contractors to ask for % of construction cost in up front talks.  This helps establish balkpark numbers to expect to see in a contract.  That percentage is then used to write the contract at a fixed price.  Hourly contracts can be more lucrative for the person doing the work.  No incentive to work faster.  Working slower you will make more money, but also fair.

I would pass on using the shed personally.  You would have to give notice every time you wanted to access the shed and this would be a headache for both you and the tenant.  Also with no garage I would allow them the shed.   

I used all my cash flow to build my reserve fund faster (along with cap ex and repair) when starting out.  This removes the nervousness.  Once you have "x" dollars in the bank its a non issue to pay yourself.  You know I have funds to cover stuff. 

@Raymond Chow

If you are not a visionary type of person, I would hire an architect that has interior designer on staff as well.  You will need both for this.  In the end it will be money well spent.  I would find an architect local to the area of the building.  They will need to do field verification on may things.

Did I read this right... A 15 year payback period?  Anything over 7 years is not sustainable.  

Just seen this post... If you look at bedroom #2 in the basement, is that a column in the middle of the room?  My first thought is where will a bed go because it looks like it won't fit anywhere. What size bed can you fit in the room (twin, full, queen)?  It doesn't seem functional as a bedroom. I hope I am wrong and not understanding what is drawn.

@Nicholas Earls

I would never paint a counter top.  Paint will never take the abuse of scratches, hot plates and pots.  Its typically not food grade safe either.  If you do you will need to go with an epoxy product. 

I would not touch the cabinets as they look good and new from the picture.  But its too hard to tell from this distant picture.

Changing out the countertop to a different color and type is a good idea. I would look at microwave above the stove.  I would look at black appliances over white and stainless steel.  I would look at tiling the back splash area. 

If you do paint the cabinets then use oil based paint and semi-gloss or gloss.  The higher the gloss level the more durable it is.

I would consider adding several "can" lights in the kitchen area.  A low hanging table chandelier would be nice too. 

If you are opening up the walls then for sure change the wiring.  This is the best time and easiest time to do so.  Even if you open up one side of the wall then you can fix the electrical on both sides of the wall.