All Forum Posts by: Mike Reynolds
Mike Reynolds has started 31 posts and replied 2028 times.
Post: What is most durable flooring used 2021?
- construction
- Nacogdoches, TX
- Posts 2,091
- Votes 1,164
Originally posted by @Joe Splitrock:
Originally posted by @Mike Reynolds:
Originally posted by @Joe Splitrock:
Originally posted by @Nicole W.:
@Mike Reynolds Thanks. I am checking into the pricing now. I did buy 5 of my houses with ceramic or porcelain tiles already in. They are the easiest for turn around and pets. Good reminder! Haha. Have you had any issues with chipping or cracking and having to replace/match later? Keep in mind that ceramic is less comfortable to walk on. LVP is better because there is some give and carpet is the best. That is why carpet is preferred in bedrooms. Of course it is a balance. Landlord want durability over comfort, but don't forget someone is living in the property.
The other nice thing about LVP or carpet is it can be torn out easily and replaced because it is not permanently affixed to the floor. Ceramic tile takes a little work to remove.
I would think that watertight LVP would be better for pets, so maybe that is an option.
I get it but tile is durable and easy to replace just one or 2 tiles. Pus you can pressure wash your house if you want to. (dont try this at home though lol)
I have has to pull LVP because cat pee would be under it. If it is not installed correctly it will leak. Wrong glue or wrong install and you have an issue. Also, plastic is porous and tile is not. Both cost nearly the same for the installer and the materials depending on what you pick out. Insurance is also cheaper because tile is not flammable.
It depends. If the LVP is floating and watertight interlocking, it is waterproof. You have to buy a specific type of LVP. If the LVP is glue down, it can be replaced easier than tile, but may not be water tight. Even with tile, you need to seal it if you want it to be water tight. Install costs in my market are higher for tile than they are for a floating LVP. I have never heard of insurance being cheaper if you install tile. Maybe that is a Texas thing?
I have nothing against tile. It is very durable. It usually goes out of style long before it wears out. In my part of the country, it is never used in living rooms or bedrooms. One reason is that tile is cold in the winter. Another reason is that we have basements with wood subfloor in the main living space. You can install LVP or carpet directly on wood, but tile would require underlayment. Not a deal breaker, but one more step and that makes it more expensive. I know in places like Florida that tile is the standard because it is a warm wet climate with no basements. Like anything in real estate, it can be very location dependent.
As @Russell Brazil mentioned, concrete is the most durable. Just make sure you seal it really well or that cat pee will be impossible to get out once it soaks in.
I have never seen truly watertight LVP. Plastic is porous and has seams. Grout that is impervious to water is better. Plus, LVP will expand and contract.
In Texas, You dont worry about the cold as much. Plus, the tenant just adds a rug that they can move for rental to another rental later on for style.
Just got done with a 34 million dollar job and some of the LVP that was 20 dollars a foot had cracks in it. The tile that I had installed does not. Of course, neither does the expensive carpet squares. That is another option if you wanted carpet. Use carpet squares. They are easy to fix on the fly too.
Post: What is most durable flooring used 2021?
- construction
- Nacogdoches, TX
- Posts 2,091
- Votes 1,164
Originally posted by @Joe Splitrock:
Originally posted by @Nicole W.:
@Mike Reynolds Thanks. I am checking into the pricing now. I did buy 5 of my houses with ceramic or porcelain tiles already in. They are the easiest for turn around and pets. Good reminder! Haha. Have you had any issues with chipping or cracking and having to replace/match later?
Keep in mind that ceramic is less comfortable to walk on. LVP is better because there is some give and carpet is the best. That is why carpet is preferred in bedrooms. Of course it is a balance. Landlord want durability over comfort, but don't forget someone is living in the property.
The other nice thing about LVP or carpet is it can be torn out easily and replaced because it is not permanently affixed to the floor. Ceramic tile takes a little work to remove.
I would think that watertight LVP would be better for pets, so maybe that is an option.
I get it but tile is durable and easy to replace just one or 2 tiles. Pus you can pressure wash your house if you want to. (dont try this at home though lol)
I have has to pull LVP because cat pee would be under it. If it is not installed correctly it will leak. Wrong glue or wrong install and you have an issue. Also, plastic is porous and tile is not. Both cost nearly the same for the installer and the materials depending on what you pick out. Insurance is also cheaper because tile is not flammable.
Post: Where are people buying their granite countertops San Antonio TX
- construction
- Nacogdoches, TX
- Posts 2,091
- Votes 1,164
Originally posted by @Joe S.:
So where are people buying their granite countertops in San Antonio Texas?
I used Fox granite in New Braunfels and they did ok. That was 7 years ago so don't have any recent data on them
Post: Water bill is very high and no visible leaks
- construction
- Nacogdoches, TX
- Posts 2,091
- Votes 1,164
I hope this guy found his leak after 10 years.
Post: Recommendations on contractors in Texas hill country area
- construction
- Nacogdoches, TX
- Posts 2,091
- Votes 1,164
Originally posted by @Burke Fisher:
Originally posted by @Mike Reynolds:
Originally posted by @Burke Fisher:
Looking for reputable contractors in the Texas hill country area. Most of my projects are remodels. Please reach out I’d love to connect
I have a few numbers but I haven't worked over that way in about 6 years. We you looking for subs?
I am looking for a GC preferably. Someone who has a crew or subs and can handle that part.
Sorry, I dont know any residential GCs in that area.
Post: East texas investors
- construction
- Nacogdoches, TX
- Posts 2,091
- Votes 1,164
@Anna Catron @Nick Dunin @Randall E Collins @Donivan Flowers @Corey Grant @Pete Harper @Ursula Hill @Eric James @Angie Jones @Noah Juarez @Patrick Bartlett
I hope I didn't miss anyone. We should really try to get together at the very least on a Zoom like a mastermind group. In person would be good also. If Zoom then someone that is more tech than me could maybe figure that one out.
Someone said They couldn't make it to Fort Worth but @Anna Catron is east Texas but invests in both places.
Post: What is most durable flooring used 2021?
- construction
- Nacogdoches, TX
- Posts 2,091
- Votes 1,164
Originally posted by @Nicole W.:
@Mike Reynolds Thanks. I am checking into the pricing now. I did buy 5 of my houses with ceramic or porcelain tiles already in. They are the easiest for turn around and pets. Good reminder! Haha. Have you had any issues with chipping or cracking and having to replace/match later?
I really haven't had much issue with it. I even bought a mobile home with tile in it to sell at my MHP and had it moved. Only 2 pieces came loose but luckily they didn't break so I just cleaned up the old thinset and reapplied. I was really thinking it was going to be all torn up when I moved it. On some pier and beam houses that stay wet underneath you may have issues with expansion and contraction under the subfloor. Otherwise, I think you'll be ok.
Post: New Contractor opportunity
- construction
- Nacogdoches, TX
- Posts 2,091
- Votes 1,164
Originally posted by @Saul Galicia:
Thank you for your reply @Account Closed
I originally wanted to just do his marketing, but he stated that he would prefer for me to become a contractor that way I can help him w the insurance and paperwork aspect (I guess to simplify things for him) and to be able to grow and not just depend on him for a jobs.
Thank you for your advise, I haven’t found anything stating that I need to be licensed here in Texas 😃
I can help you Saul if you need. I was a contractor in Texas for decades. Now I just do my own thing for myself and a few select clients.
There are 2 types of contractors in Texas. Bonded/insured and not. I have been both. I started my original company with less than zero (and hungry for more than beans and rice [literally]) and built it into a multi state enterprise.
I dont want you to get discouraged but you have to want this really bad. Good work when you are just starting counts for nothing in todays world. The world wants Walmart prices and Armani results. Dont fall for this in the beginning. If your uncle is an Armani then charge like Armani would. Dont ever make excuses for your quality or your price. If you start out as Walmart you will be Walmart for ten years or more. Ask me how I know. There are people looking for quality. They demand quality. They pay for quality.
You dont need a state license in Texas. Use this to your advantage and dont be discouraged by this. There are soooo many that do only what is necessary to get a permit in this state. Be the one that goes above the norm. Most counties only require a $5000 bond (50 dollars) and 25 dollars for a county license. 75 dollars and you can build almost county in the state for a whole year. There are exceptions. Middle Texas like Austin, New Braunfels and that area. I have numbers to the chief inspectors for some of these areas but they dont like out of towners. You can win them over though.
You need to find superb subs. Yes, they cost more in the beginning (you are Armani though, right?) but will save you sooooo much more on the final draw. They will be beholden to do what they need to do to make it right. Their name is their brand. Their brand is their living. They are professionals after all. Dont fall for the cheap labor. That is the Walmart contractor. But vet all of the bids every job. You can get comfortable with a certain guy and he will take advantage of you if you let him.
Post: Begging investing in Norway
- construction
- Nacogdoches, TX
- Posts 2,091
- Votes 1,164
Originally posted by @Evelina Skrikyte:
Hi. I'm Evelina from Lithuania currently living in Norway. I'm in a dilemma, where should I invest long term in Norway or Lithuania. The properties prices are different in both countries. I'm thinking to buy an apartment, but in Norway there is house payment which takes a lot of money, so when I do calculation it's very hard to make profite from rental.
I would be interested to communicate with somebody who are investing or has long time rental properties in both Norway or Lithuania.
Thank you for your knowledge.
(Just starting getting into real estate and trying to push myself forward to bright futures 🌞)
Jeg bor her
Actually I dont but I know a guy that does. He sent me a sign in Norwegian that said that years ago. I have lost touch but never forgot that sign and know it's meaning from 35 years ago. I know nothing about the country except from the pictures I have seen. Beautiful place. This will at least serve as a bump and if I can help any other way please let me know.
Post: What is most durable flooring used 2021?
- construction
- Nacogdoches, TX
- Posts 2,091
- Votes 1,164
Originally posted by @Nicole W.:
Hi. I have a rental in Az where the carpet needs replacing. Has ceramic tile in kitchen, bathrooms and laundryrooms which I will leave as they all still look fine and have no chips etc. I am looking to put in laminate flooring but there are a lot to choose from. There is also LVP. I know it is best to go with 12 mm or higher on these. Anyone have longterm use of any of these that are working better than other and if so, which brands are holding up the best? This is for a 1900 sq ft house. Would like to have something that kids and small dogs can be on without scratching and is waterproof. Thanks, Nicole
I know this is not the norm you will hear but here it is.
I like ceramic tile with impervious grout. The reason is one day someone will bring in the pets. Lots of pets. Urine will get under LVP. It wont get under impervious grout. It will cost a little bit more up front but save you on bleach later and cleaning fees.
Just mop and go rent to the next person.