All Forum Posts by: Paul Winka
Paul Winka has started 83 posts and replied 312 times.
Post: Install one 2-car garage door where there was two 1-car doors.
- Rental Property Investor
- St Louis, MO
- Posts 317
- Votes 72
Originally posted by @George P.:
i pay $1,150 for a new door, labor, materials, everything.
never purchased an LVL beam, one that's under 20 ft is maybe around $300 (????) $2k for everything sounds like a good price.
make sure they support that roof!
That's good to know, because I really don't care to spend $4800. What are the dimensions of a LVL beam that would be sufficiently strong to do the job of holding it up? Or...what are the typical dimensions of a header, LVL or otherwise?
Post: Install one 2-car garage door where there was two 1-car doors.
- Rental Property Investor
- St Louis, MO
- Posts 317
- Votes 72
I have an '60s house that has a two 1-car garage doors that I would like to convert to one 2-car garage door. The doors both lead to one large bay, that is, there is not a wall between the garage doors spaces. The column between the garage doors is just there for architectural flair.
I got a bid from Overhead Garage door for $4800 for a new door, operator, remotes, and the labor/materials to remove the column, patch concrete where column footprint was on the floor, and install a beam. I am sure they'll do a good job as Overhead has a great reputation, but the price is on the higher end.
I got another bid for $1975 from a lesser known company for the same job; the contractor was found through Lowe's. This price seems unrealistically low, but there are working with Lowe's so I feel I have some leverage.
What I have gathered is that the new beam put in for the door should be a LVL beam? What are other questions should I ask before giving the go-ahead for this job?
Post: UGLY BATHTUB: Bath Fitter, Miracle Method, or replace tub?
- Rental Property Investor
- St Louis, MO
- Posts 317
- Votes 72
Originally posted by @Account Closed:
It wasn't a spray. It was an actual glaze, a thick product that you had to apply with a paintbrush (hence why I got the handyman- I didn't think I would be able to do a smooth enough finish to make the tub look good). As I mentioned, it gave off terrible fumes and we had a powerful floor fan in there for 48 hours while it cured. Afterwards, though, you couldn't tell it wasn't an original finish. I also replaced the toilet and sink, and had it not been for the still-pink wall tile, you would never have guessed this was originally an ugly 60s bathroom.
Miracle Method does more than just the tub. They do the adjoining tiles too. Any reason you didn't do the tiles? What was your total cost with labor for all that?
Post: UGLY BATHTUB: Bath Fitter, Miracle Method, or replace tub?
- Rental Property Investor
- St Louis, MO
- Posts 317
- Votes 72
Originally posted by @Sarah D.:
We were faced with the same decision in our newly acquired rental, and went with option two. We had the tub and all the tile reglazed. I can't tell you how it holds up because we just did it, but it looks fabulous! And the best part about doing the tile is that it sealed and you don't have to worry about grout anymore. Having said that, the fumes are pretty awful. and lasted about 5-7 days.
Hi Sarah, did you just get a generic glazing or did you do Miracle Method? I am trying to distinguish between glazing and MM.
Post: UGLY BATHTUB: Bath Fitter, Miracle Method, or replace tub?
- Rental Property Investor
- St Louis, MO
- Posts 317
- Votes 72
Originally posted by @William E.:
bathroom upgrade are one of the major places where you can get a premium return on a new tub, sink, and some tile.
i've had some resurfaced and some replaced. the cost ends up around the same, but a new bigger tub can increase rent prices or resale value.
be it a $50 tub you get at a restore or a $2500 tub, the installation costs are about the same, might as well get the better one.
Wiliam, both of the bathrooms (master and hallway measure 80" x 60", so there isn't much room for bigger stuff. Is it still possible to add much value with a bigger tub or better fixtures with such limited space?
Post: UGLY BATHTUB: Bath Fitter, Miracle Method, or replace tub?
- Rental Property Investor
- St Louis, MO
- Posts 317
- Votes 72
Originally posted by @Rosston Smith:
3) Replace old tub
Not even worth the hassle
So what would you do then?
Post: UGLY BATHTUB: Bath Fitter, Miracle Method, or replace tub?
- Rental Property Investor
- St Louis, MO
- Posts 317
- Votes 72
Originally posted by @Account Closed:
I had the pink bathtub (and matching toilet, sink, and wall tile ALL AROUND THE BATHROOM) in the first house I bought years ago. I bought a glaze at a big box store and had a handyman do it. Terrible fumes, but it looked fantastic and worked just fine. I don't know if it will hold up for 20 years, surely some of that will depend on the level of use, but it doesn't cost too much and if it's only a few years, it will be well worth the money spent. Replacing the tub entirely is usually a costly proposition and I would do it only if the tub was not functional.
I am happy you had decent results, but I wasn't impressed with the DIY kit and made several attempts using different application techniques before giving up. It peeled/bubbled after < 10 days. In my case, I don't remember seeing the word glaze on the product. Perhaps I got the wrong stuff.
Is glazing the same as "spraying" the tub?
Post: UGLY BATHTUB: Bath Fitter, Miracle Method, or replace tub?
- Rental Property Investor
- St Louis, MO
- Posts 317
- Votes 72
Originally posted by @Michaela G.:
I've had a handyman do the DIY kit and it peeled off a year later. My suggestion is to have a professional strip the old DIY stuff and then reglaze it. They know how to do it right and it will last and look great.
Spraying and reglazing are the same thing?
Post: UGLY BATHTUB: Bath Fitter, Miracle Method, or replace tub?
- Rental Property Investor
- St Louis, MO
- Posts 317
- Votes 72
Originally posted by @Matthew Paul:
I had the tub in my home professionally done 10 years ago it was sprayed ,cost $ 300 . It has survived 2 boys who are now 8 and 11 .A few minor scratches from the toy cars .
Was that Miracle Method?
Post: UGLY BATHTUB: Bath Fitter, Miracle Method, or replace tub?
- Rental Property Investor
- St Louis, MO
- Posts 317
- Votes 72
There are old discussion threads on this, but wanted a fresh perspective with a new thread.
There is a dusty rose colored tub from the '60s that was painted white with a DIY kit; the paint is peeling away. I have distilled what I should do down to three choices. What would you do?
1) Bath Fitter. I've seen the results of this and confirm it looks good and is a quality job. You'd never know the original tub is under it all. My buddy had it done in his residence. Total cost ~$3000! That seems way high and might a well just replace the tub in this case.
2) Miracle Method. Seems to be a way to paint / reglaze tubs in a professional way. They claim it will last 20 years, but is this hype? Total cost is probably going to be somewhere between $500 - 1800 depending on if the surround is "miracled" too.
https://www.youtube.com/watch?v=PAE0QlQA0DA
3) Replace old tub, put in new one. Not sure about costs though. But that dusty rose tub will be history. But overkill and just unnecessary with a rental??
If there are other courses of action, let me know.