All Forum Posts by: Christopher B.

Got approval from city engineering last Wednesday and got started on Thursday, I feel we've had a productive 4 days, here is a breakdown of what we've got done so far:

• completed demo and site prep
• braced the house for foundation repairs
• replace the seal plate and band joist around half the house
• dug and prepped footers for concrete pour on Thursday of this week 

Our goal is to have the structural and framing portion of the project finished in 3 weeks but we've given ourselves 6 weeks for weather and contractor delays. All subs are slammed right now and spring is a very wet season here in East TN. 

Have to concur with @David Freestate and @Jason Mcdaniel, I too grew-up in the Maryville area. It's a nice quiet family town though was much quieter when I was a kid back in the 90's. There isn't a bad area in town. Downtown isn't much but has a few restaurants and that side of town (East) is closer to the interstates that will get you into Knoxville quicker if you desire that. 

@Kenny Oliver 

I'm doing a 1925 Colonial right now, rehab estimate is $165k though I wont be surprised if it ends up around $175k. We added $1400 today to replace the seal plate and band joist around the entire house almost. We knew repairs were needed but not how much until we dug into the house. This kind of thing happens easily and regularly on an old house. 

We're putting a 2 story addition on this house actually, 500sf garage with 500sf master suite above it. We're also converting the patio below the old sleeping porch into living space. I've got a deal diary about it Here

Purchase + rehab + holding + selling costs are = / less than your capital. 

People worry too much about how each item adds a specific value. Just make sure there is money left after all your expenses and that amount is what you consider a fair profit for the time and financial investment you made into the project.  

If you're talking about the bannister you need to go to a supply house. 84 lumber is a national supply house, I'm sure there are many of them in your area. If they don't have access to these materials they can send you to who does. 

Old houses are awesome, I love them and they are very rewarding. They're generally a pain in the butt too though. 

"I have a budget that I will not pass if If my offer is accepted"

I'm sorry but old houses don't work like that. I think you should prepare to be more flexible and understanding or you may get stressed. If this is a full gut then make sure your budget has wiggle room, have a good contigency if this is your first older home. 

Most of my projects are older homes. I love them in the beginning and the end. In the middle you just have to remind yourself of the end result sometimes. 

The goal of a rental is to decrease maintenance and increase durability while keeping expenses reasonable. If tile is expected in the rental (downtown, upper income house, etc) then do it. Installing tile, unless it's purely an expectation of the market, will most likely not increase your return.

The expense of tile is not in the materials so much as it is in the labor assuming a reasonable material selection. So paying 50 cents a sf for tile vs 1.50 is going to save you a whopping $60 on a tiled tub surround. Your labor will still be the same $5/sf or however much. 

1 piece showers are easy to maintain and there is no concern of water getting behind tub causing wood rot, etc. 

 I missed that it is already painted, my bad. The paint will protect it, so tuck pointing and repainting should resolve the issue. Good luck 

I think she got a piece of paper that said "Work to be performed at 123 main st is $39,500". She already had the scope of work, he just handed her a flat price for the total job. It's not out of line to expect a basic breakdown of the work to be performed. 

The goal of a rental is to reduce your maintenance. If you paint the exterior it will eventually have to be repainted again. The beauty of brick is its virtually maintenance free. So don't paint it. If it's a newer house, 40yrs or so, then just tuck point it. If it's old, like 80yrs, tuck point then have your mason apply a sealer to prevent further breakdown of your mortar.