All Forum Posts by: Randy F.

Hi Irene!

I just completed a split level 4 plex renovation and put rubber tread and risers on the two staircases. The place was built in the seventies and the non-code conforming construction stairs were still in place, conveniently covered with carpet. I built new stairs, which made the install of the tread a breeze... Relatively speaking.

I like rubber tread for various reasons... They are not slippery even when wet, they hold up to abuse, and they are easy to clean. If done well, they look great as well. The main factors in deciding to use them are cost and the condition of existing stairs.

At about $100/stair installed, the initial cost is about eight times that of carpet. But when you consider the greater length of service, ease and cost of maintenance, and safety, its a great product for a long term hold, mid to high end property.

As with most everything else in a renovation, prep is everything! So the condition of the existing stairs is important. I was actually happy I had a perfectly good excuse to just tear out the old stairs and build new ones. Prepping the surface to create an acceptable substrate woul have been labor intensive. Had the stairs met code, I would have wrapped the stairs with 3/8" plywood. You also want a "box" stair(no bullnose).

As far as installation, they are easy to install if installer has experience, an eye for detail, and good strong hands. With the high cost of materials, you dont want mistakes, and there is no room for error. Each tread and riser needs to be cut to fit. Rarely do you find perfect rectangular steps. Framing, drywall joints, ect, all contribute to non uniformity. Because a guy does flooring, doesnt mean he can do rubber tread. Carpet hides much sin... Rubber not so forgiving. If I had to hire it done, i would get a specialty contractor. Even then I would be standing there when the first tread went in and if it wasnt a perfect fit, he'd be gone.

Hope that helps!

Hey! Do we get a prize for the longest answer to the shortest question? :c)

Stackables are two seperate units which cam be stacked or used side by side.
Stacksets are a single, one piece unit with dryer above and top load washer below. There is enough room above washer to open lid.

Front load washers have a rubber boot which seals the door. These fail quite often. There was a lawsuit against one of the manufacturers as well because there can be mold issues in the folds of the boot. They also have control boards to run all the fancy features which are a couple hundred bucks when they fail and the machines are labor intensive to work on.

If I can get a loaf of bread for half price, is it a great deal if its moldy?

He may be good at most things, but you are paying him for more than you are getting. You dont need to apologize because you only have one property for him to manage. If he cant service one, how could he handle more.

The final straw for me would be repeatedly getting voice mail on his cell phone. Who do you know that doesnt have their cell on them at all times. I call mine my "leash"! I would bet he sees your call and makes a choice not to answer. If voice mail is full, he screens his calls and could be doing so because hes a lousy time manager or is too unorganized to control the details. People like that dont answer the phone because they see others as wanting something from them, and they frame it in their minds as other peoples problem rather than owning their own shortcomings.

There! Thats my psycho-babble for the day.

Being 1500 miles away, I wouldnt blame you for treading lightly and giving him the benefit of the doubt, but I would unload on him and put the ball solidly in his court to step up or step off.

Best of luck!

Ok, theres another nutjob out there and he happens to be a republican. What does that have to do with your being in the bible belt? You do know the Assembly of God church as a whole doesnt believe as he does, dont you? You do know that not all Assembly members are republicans, dont you? And I hope you know that not all republicans are conservative. In fact, when looking at Congress, i would venture to say that conservatives in the republican party are the minority.

Is this intended to add to your ascertion that the conservatives who dont favor background checks are against them because they believe in disciplining their wives? Is Roy Blunt(R) a Conservative? Maybe he is left handed. Maybe left handed people beat their wives.

Let me tell you how it makes sense. IT DOESNT MAKE SENSE!! Just like walking into an elementary school and shooting children doesnt make sense! Like advocating killing children who are a "bad seed" doesnt make sense. So when YOU use things that dont make sense to back up your position... It doesnt make sense!!

Now why would I want to do that? You dont think I understand abuse exists, and moreso in some areas than in others? And if I did call them, the only question I could ask that makes sense relative to the issue at hand would be, "In how many of the abuse cases that come thru your office are the abusers politically conservative?" Do you suppose they would have an answer for me? Do I care?

LMAO! Most of what you have offered on this thread is your "expert" opinion. Facts, whether coming from Democrats or Republicans, are few and far between! I am neither. I am a Conservative. I dont need to lie, cheat, embelish, rationalize, sensationalize, distort, distract, or bottom feed for obscure, irrelevant stories to back my positions. I dont discuss issues out of a need to feed my ego, nor do I feel the need to present myself as an expert to present my opinion or the "facts" I deem relevent. I love God, family, and country and have and will fight to protect them... And fight to protect the right to protect them.

Much of what I do is ask questions. I am not going to convince anyone to believe just as I believe. All I can do is offer my opinion, which is informed by my own experiences and environment, with a few hard to find facts thrown in. And the vast majority of the Conservatives I know are the same way. You sir, have been bamboozled into believing the lies and distortions fed you by the power hungry politicians who divide Americans by class and any means they can come up with, for the sole purpose of widening their base and building voter blocks. The VAST majority of our fellow Americans are good, honest, hardworking, loving, genuine people, regardless of class and political bent. Its those that have the least to say that shout the loudest. And thats why "liberal" and "conservative" have become dirty words. There are plenty-o-asshats on both sides, but I CHOOSE to believe they are a tiny minority. I have to! It is getting more and more difficult to believe in the goodness of this country and its people, but It just isnt possible for me to give up on either.

I believe in limited government. I stand by the Constitution. I believe in personal responsibility. I believe that in the workplace and on the playgrounds, and in our homes and our communities, we need to take care of each other and be self policing. If we did more of that, we wouldnt need the legislating and governance based on the lowest common denominator. Case in point... Legislation thats affects millions of law abiding citizens, because of the actions of a handfull of nut cases, especially when said proposed legislation will have minimal intended impact. Its a slippery slope.

All your talk about frail or overweight teachers and gun toting crazies means nothing to me. Again... Our childrens welfare and our liberty cannot be diminished because of them. If all people were responsible, competent, and stable, we wouldnt have the problem in the first place.

Provide a link!

First, I dont believe it. I dont doubt you read it, but most likely on one of the satirical "news" sites that throw crazy stories out there simply to play on ignorance and cause more division.
Second, even if your story is true, for you to make a statement that implies that this is somehow a mainstream religious conservative viewpoint is over the top. This is the tactic used by the political class, believing themselves intellectually superior to the morons who elect them, to divide Americans and build voter blocks. It's pathetic!

I will stop there. It is taking every ounce of self control I have but I will try to respect our hosts wishes and be civil. I suggest you take your rants over to Daily KOS where they will be well received, and lets get back to talking RE investing here!

Initial cost and repair costs are both lower for a one piece stackset. The front loaders, which are stackable, are all the rage but are a hit or miss proposition. Some are lucky enough to have no trouble but way too many are not so lucky. Too many expensive parts and more labor to tear down and repair. Whirlpool an Fridgidaire stacks are both good but the whirlpool is more structurally solid.

Parts for the stacksets are readily available and reasonable. If the front loaders need a control board it will cost as much to replace board as a rebuild on both the washer and dryer of a one piece stackset.

My opinion for a rental... Find a rebuilt whirlpool 27" stackset for $500 - $600 bucks and it will take a lickin and keep on tickin. If no place sells refurbished in your area, I would find one on craigslist that looks in good shape... Clean dryer drum, etc., get it for $300 and run ad for someone to rebuild it. Not something you can fake. They either can or cant. Likely get a call from a tech who isnt workin or will do on the side for $200- $250

It is already pretty busy so Ii think you are limited in what tile will work. You might consider just going with white floor tile. I could never be convinced that a paint exists that will stick to a glazed tile and hold up to cleaning. An epoxy would be the best bet but would still look painted and likely worse than just leaving it. Ive seen much much worse looking tile.

If you do go with white tile, I recommend using epoxy grout or you will likely be cleaning and re-sealing grout at every turnover.

Bill, fourteen states are now considering bills to allow teachers to be trained to carry in school. Are they all "uninformed" or not seeing the "big picture"?

Although your reasoning is sound, it is based on a best case scenerio... Not necessarly the real world scenerio. There are many thousands of schools out there that have zero protection against an armed attacker. How many of them do not have the resources or access to the type of trained professionals you belive to be the only reasonable option?

Are the two or three teachers whom YOU deem acceptable candidates not better than nothing? I have to wonder what the Principle at Sandy Hook who gave her life trying to save her kids would have to say. Had she been armed, we might be able to ask her!

Accurately estimating rehab is definitely tough starting out, but deciding what materials and finishes to price also a challenge starting out. It isnt simply about the cheapest countertop or flooring. Does the countertop compliment the cabinets? Is the structure of the floor adequate to support floor tile? Are the rooms too small for dark flooring? Not enough room in the deal for full renovation, but you can get a great deal on some cherry cabinets? Do high end cabinets at ANY price make sense if they will stand out like a turd in a punch bowl?

Does it make sense to hire an interior design student or recent grad on a small retainer, per project basis, to help pull a design together that fits the style of the home, flows, and fits budget for those first projects? Would approaching a professor work to hook up with a promising student on an extra credit basis?

So, you found a great deal on tile. Should you use exterior grade 3/8" plywood, durock or hardibacker, 1/4" or 1/2" underlayment/ backer? Can you or should you set tile right on the subfloor? Maybe theres a retired remodeler out there that would just love to spend some time on your job sites and let you pick his brain. Heck... He may pay you just to feel needed!

LOL... Speaking the word,"California" may cause tongue cancer in... You guessed it! California!

I heard that a good way to address wallpaper is to cook up a batch of instant mashed taters, ball same in golf ball sized projectiles and throw them at wall hard enough so they stick. If they dry up, fall off, and the dog eats 'em after a couple days, and the paper is no worse for the wear, just hose it down with texture and paint it!