All Forum Posts by: Jeffrey Stasz

Hey all. 

I am getting ready to do a new construction project in downtown Charleston SC. My architect suggested taking a look at concealed mini-splits rather than a traditional HVAC system. The systems are a bit more expensive but the savings on duct work labor and materials make it a pretty good deal. Wondering if any of the pros out there have been putting these systems into their new construction. Any advice would be super helpful. 

Woody. Not trying to burst your bubble here, but the going rate for anyone half decent is going to be at least 50/hr. That is even more true if you expect your handyman to be insured, carry workers comp, be reliable, bring all their own tools and exercise enough judgement to problem solve without having to call you for painfully specific questions. 

This might be a war zone. Would highly recommend driving around that area in person. 

I use Elliot Davis. They are great and very focused on Real Estate 

@Kristopher Allen. Acting as my own GC was really hard on the first one. I grew up on a farm and did a lot of construction has a younger man so I thought I knew what I was doing...turned out I knew a lot less then I thought. 

But I stuck with it and ended up hiring a really experienced sub-contractor (framer) that ended up taking me under his wing and teaching me a ton about the business. So, it's a harder road for sure but I think it leads to a better place. 

One thing to check on are the laws in the District about acting as your own GC. Some places allow it, some don't and some only allow it but only if certain conditions are met. 

As for the bank...that is going to be tricky. Banks are starting to let me do GC my own stuff but I am a licensed Commercial Builder so it's a little different. One option might be to find a licensed sub in the area that will take most of the work (wood framing, concrete etc) and try to work out an arrangement with them. 

Good luck and enjoy the ride. 

@Russ Scheider sounds like a great road trip. Good for you guys. We have met at an event or two and would love to connect when you're back. 

Happy camping! 

@John Semanchuk reciprocity depends on the license type. If you are willing to go through the pain of getting the top level license you can avoid working under someone else. The unlimited commercial covers most of the South East and Texas and allows a builder to build pretty much anything they want. The downside is the NASCLA exam is hard, it takes about 5 months of study to feel good about the exam. The exam itself is 5.5 hours consisting of 130 questions covering everything from SFH roof estimating to the technical aspects of post tensioning a concrete slab.

@Kevin Douglas any time. I am starting a new project tomorrow if you want to check it out. I am also getting a construction management license if you ever need some help on a flip or just want to walk a couple properties together. 

Thanks all. 

Well. It was a bit of a slog but after completing a project in the Hudson Valley (and netting 120K) I decided to take my business to the next level. Moved to Charleston SC and have just been issued my unlimited commercial contractors license (meaning I can build to any height for any dollar amount), allowing me to control every aspect of the acquisition and build of my next property. 

Charleston folks (and anyone really) please reach out if you need an extra set of eyes on something or just someone to talk construction with. 

Thanks to everyone whose helped along the way. 

JS 

Agree with all of the above. Go back to the builder. This is not a small mistake. Also, in most states the electrical inspection is performed by a bonded 3rd party not Code Enforcement. You should look up the person who inspected and passed the original work and go back to them if the builder won't just fix it. Ultimately it is the electrical inspector that is responsible. 

Let me add to this by asking you a question: 

How certain are you that you have zero code violations on your property? How eager are you to have a code enforcement officer come out and inspect with a fine tooth comb? How prepared are you to deal with the ramifications of a CEO's findings? What if they want you to install a sprinkler system? Have you measured all of your egress openings? What if they are having a bad day and just feel like hitting you with a $10,000 fine? Do you understand that regardless of written code the determination of the local Code Enforcement Officer is gospel? If they want you to put in a fire escape guess what? Or a fire suppression system? Or replace all of your windows with code compliant new construction windows? 

Chances are, unless you built this property, you are in violation of something. And their is also a good chance that the fine and or jail time accompanying that violation will wipe out your rental income on this unit for at least a year.

It actually sounds like your tenants are being reasonable. They informed you they were leaving, found a replacement and are leaving because they bought a home! Congratulate them and move on.