All Forum Posts by: Jim Adrian

@Daria B.

Floor prep, floor prep, floor prep!!! did I say floor prep!  If you don't, nothing will last and the floor will start to flake and peel up.  Epoxy or a High Performance Industrial Coating is what you want to use.  These products have the chemical resistances to garage liquids.  I agree with @Mike Reynolds.  I haven't used the product he mentions.  We typically use Tnemec or Sherwin Williams products.

We typically use Series 215 (surfacer / primer) then Series 237 (intermediate and top coats)

http://www.tnemec.com/product/view/Series-215-SurfacingEpoxy

http://www.tnemec.com/resources/product/PDS/215.pdf

http://www.tnemec.com/product/view/Series-237-PowerTread

If you want something really pretty look at series 222 but this is only part of a system.

The bad new Mike refers to is listed in the "Surface Preparation" listed on the product data sheet.  You typically won't find this on the can.   See below:

If this is your first one.  Hire a GC.  I am assuming you have no experience with the GC process so its money well spent.  

I have used several of the Honeywell programmable units.  Very easy to use and set up.  Though the fancy ones need 6 or 7 wires to make work vs the 5 wire.  They run around $225 or.   I know nest is good.  Most will hook up to Alexa or Google Home.  Some will have there own app as well. 

Bigger question is how are you setting 1 furnace to run to units.  Does this have zone dampers?  Are they automatic?  Your thermostat will need to work for different zones.  You may best off to have a hvac company come look at this and let them recommend something.  You may have one thermostat for the entire house and someone will suffer. 

@Brittany Fife

All others are correct here.  

If all the adults don't get your same screening you are doing on the wife you have an incomplete application and thus you can't move forward with any lease signing. This is how you can disqualify them and move on to the next application.

A great source of drywall details by National Gypsum. 

https://www.nationalgypsum.com/resources/con-guides.htm

Check out the floor-ceiling assemblies on page #65 figure #155

https://www.nationalgypsum.com/file/THESOUNDBOOK.pdf

https://www.nationalgypsum.com/file/PURPLEbook_May2014.pdf

Wait till spring unless you are willing to tent the house and provide temporary heating that's not those torpedo tube blasters.  They up off too much moisture in the exhaust.  Only option now is to side the house but good luck finding a crew to do it in this cold.

Architectural fees will vary from 5 to 15%.  Quick math says he in an acceptable range but residential and California is not my forte.  You really need to look at the scope of work and what the deliverable is.  Is this full spec book and 10 pages of construction drawings or is like 50 drawings?  

Verify the arch fees don't include structural fees as they may already be included.   Does the arch fees include construction administration time?   There is some extra work to deal with demo and coordination of existing structure.

@Marvin Strowder

Your vacancy is too low.  Needs to be around 8% or 10%.  This needs to cover 1 month of rent and holding cost ie utilities.

Repairs is too low as well.  I would put this at 5% min and up to 10%.  Are you having someone service the furnace and ac each season? If so that's around $175 a year.  

@Leland S.

Powder room door needs to be hinged on the opposite jamb.  1) allows for the door to be pushed shut if someone is running out of the house. 2) allows for extra level of privacy if someone opens the door on them.

Powder room size is ok but don't go any smaller than that.  It functions at that size (barely).  I have the same size in my primary house and its used all the time.

Bedroom on the left needs a closet otherwise its not a legal bedroom.  This will hurt your resale value greatly.

WIC will only fit shelving on 2 walls. I would consider swinging that door outward. Door size 2'-6"

Note: your plumbing walls will need to go to 2x8 if you want pipes in them. Otherwise its surface mounted plumbing.

@Christian Nachtrieb

Here is one idea I toyed around with.  Without actual size of the area its hard to know if this truly works. Not a fan of where the frig is at but does group the water for ice and washer. 

I think putting the kitchen in the exterior corner has some options as well.  Maybe it includes and island.