All Forum Posts by: Kurt F.

I'd be interested where this all went as well...  

If the post frame project went forward, I'd be very in final SF costs (versus originally projected), and also building envelope details.

Many of the posts have building types and terminologies and attributes all mixed up -- post frame, post and beam, pre-engineered, modular, manufactured, etc. -

Also, there was a list of post frame advantages posted somewhere about mid-thread.  I know the OP was just checking out some of available online info on post frames, but I'd be a little careful in any case with that list.  Many of the items aren't quite facts, so the list seems somewhere between extremely optimistic and a sales pitch.

Calling the police when she was passed out cold and not responding -- that's a must.  

Once she was up and speaking, the police involvement part seems over.

@Brandon Turner -- mathematically, it's intriguing from a time plotted against nakedness standpoint.  Half-naked at first, then some time passes and she becomes fully naked -- wow.  I mean, I would stick around for a while longer just to see what 150% nakedness even looks like.

@Camronn W. Photos / drawings / sketches would probably help the BP financial guys quite a bit toward offering some advice / input...  Your project is intriguing.  I've seen quite a bit of "press" on container buildings over the past years.  They do seem to range from being similar to mobile homes on one end of the spectrum, to very well designed architecture on the higher end.   

@Camronn W. 

Any sketches / drawings / renderings of your project?

@James Wise --  most likely true...  at my personal residence, we have a monthly bulky waste day that comes with our garbage service fee.  The scrappers are insane -- items rarely last more than 30 minutes on the curb and then they magically disappear.  

Couple things -- I agree that belt sanders aren't the proper tool for this, but then, neither is a palm sander... for several reasons.  Yes, it "works" on a very limited basis.

If you plan to do a lot drywall finishing and want to reconsider doing it yourself, check out proper power drywall sanders from Porter Cable or others.     

If it is drywall (and not plaster), another option might be to just rip off the old drywall and put up new sheets -- depending how much you have to do.  Sometimes a fresh start is less work and looks much better.

@Roselynn Lewis -- thanks for the update.  Always interested to see how development projects are being approached -- keep us posted.

Ah, the bad rep architects are given...  by contrast, my favorite cartoon caption reads, "Out of the way, you swine...an Architect is present."

I assume your potential development is multi-family.  For an architect, from a risk management viewpoint, this type of project ranks as number one -- it's a very litigious category. Which, is not to say that architects necessarily shy away.  Many don't -- and most multi-family projects in most states require an architect's / engineers stamp -- so architects are getting regularly involved.

It should also be understood that when working with an architect, developers typically pay the architect for very specific, very partial services on a sort of a la carte basis only.   The architect is typically given very limited information on a need-to-know basis, and it is largely assumed that the architect does not need to know.  And, for the narrow purposes and needs of the developer, the architect does not need to know.

So, should litigation then occur, as it often does, the stamping architect armed with only partial information and limited involvement is not in a great position.  Confusion and finger-pointing ensues.

This scenario seems to have also led some to conclude that architects don't even understand all of the parameters necessary to deliver a project -- which, is not the case at all. On this forum, real estate investment tends to focus primarily on SFH's and multi's, and so, in this arena, contact with an architect is usually limited to permit sketches and also what amounts to legalized rubber stamping when required.

Less than one percent of SFH's in the US were designed by architects. And, most multi developers are simply looking for pretty renderings up front to drum up interest (with the promise of more work -- and payment to come post-funding), and then the required stamp on the other end. Get the architect in where legally needed, then get him out.

Anyway, due to the nature of real estate investing, the "Architect as Hapless Necessary Evil / Nuisance" gains traction in this type of forum. 

None of this means that I personally think architects are flawless, although I myself am... I'm merely pointing out the flaws in some of the statements / reasoning found here.  

One specific example -- cost estimates.  It was stated that architects don't know costs (paraphrasing).  Given the way most architects are used in multi developments, it may very well seem that way on the surface.  However, on full-service projects under typical A.I.A. contracts -- where architects have all necessary information -- architects are required to provide cost estimates to the Owner at regular intervals as the project develops.  Further, should bids then come in high, the architect is legally required to revise the documents to bring down the cost to meet the budget.  Architects are regularly legally responsible for their estimates.  Also, in the last couple offices I've worked, project estimates have averaged within 3% of actual bid numbers, which, is rather pinpointed.

...More than you cared to know.  

@Roselynn Lewis .....how did you end up approaching initial costing?

Cross post...   in short, I agree with Kathleen!  Wow, I almost wrote the same post.  

Devin, the bad news -- these pipes no longer meet the IPC code.  I'd call a couple plumbers in your area to get opinions on moving forward.  The pipes are likely 20 years old -- most didn't last that long without problems.  Find out where in the duplex it was used and what replacement costs would be.  You may be able to use it as a bargaining chip...?