All Forum Posts by: Ryan Normand

Zoning codes are almost always posted online on the City's planning and development website. Phoenix's is here:

https://phoenix.municipal.code...

To find the zoning of your parcel, you can look on the City of Phoenix's zoning map or the Maricopa County assessors GIS parcel viewer. 

As @Chris Seveney said, the first step is to check zoning to make sure it allows for 4 units, which it sounds like you've done. However there are other zoning requirements in the fine print that you also need to vetify: DU density, setbacks, lot coverage, parking requirements, height restrictions, etc. I've seen lots for sale here in Phoenix that are zoned "multifamily" but physically don't have room for multiple units.

If everything looks good, consult with an Architect, Draftsperson, or Design-Builder.

 My thought exactly. I'm not a plumber, but I was under the impression that cast iron piping has largely been phased out of residential new construction because of longevity and cost issues. Most people these days are paying to tear their old cast iron out because it's corroded after 50-75 years and replacing it with PVC/ABS. 

I would go to the water district directly,  explain your situation, and get written confirmation that this is actually what they require before you make any changes. To me, it makes no sense. 

Honestly the big box stores are probably your best bet if you're just shopping for the best prices. I'd also add Floor and Decor to that list... I like their products and selection better than HD and Lowes and they come in at a similar price point.

Avoid the dirt cheap materials though. What you save on the initial purchase you'll quickly spend on additional install fees and having to tear it out 5 years from now. 

You can try local specialty stores/contractor supply houses if you want to, but contrary to popular belief they are NOT focused on offering better prices than the big box stores. They do offer better customer service, wider variety, and higher quality products. That's why contractors shop there. It's not always about the $$$.

 I know everything is more expensive in the Bay Area, but DAAAANG that is sky high, especially considering the house was only 1400 sf and the most difficult rooms to run wire in were already gutted down to the studs. I hope they at least patched the drywall back for you!

Lol. Handyman special right there. You can use a PVC medallion. It will technically work, but IMO medallions usually look cheesy because you know they were installed for the sole purpose of covering up a mistake. It it were me I would just do a quick drywall patch. This should've been patched the last time it was installed but they were probably just too lazy.

You generally pull permits before beginning any work, including demo. The sooner you can pull them the better, because some cities are backed up and can take weeks to approve them. I wouldn't recommend pulling them before you close though, since like @Carlton B. said the deal could go south and there's no getting your plan review and permit fees back. Some cities won't even allow you to pull permits on a property that isn't yours (unless you're a contractor/architect working for the property owner).

Whether or not your rehab requires a permit depends on the city. Check your local building department's website to find a list of what does and doesn't require permits. If it's a larger job (e.g. new construction, full-guts, additions, etc.) they'll probably require plans and everything will be covered under a single permit which will require multiple inspections at various stages.

Also check the zoning before moving forward. You want to make sure the second SFH is actually legal. Many areas that are zoned "Single Family" do not allow more than one house per lot. It could actually hurt the value if the second SFH was built illegally.

What are the quotes? Whole house rewires are not cheap. There's a good chance you'll need a panel and service update too. 

The best way to save money here would be to rewire at the same time you're doing a major remodel. It's much easier when the walls are already open. Don't wait too long though - knob and tube is a serious fire/safety hazard.

If you're trying to learn the hands-on aspects of remodeling (e.g. how to tile, frame, drywall, etc.) , then work part time for a GC and soak up everything you can. GCs are always looking for labor, even if you don't have much experience. Be prepared to work hard and not make much money, though. But you'll learn useful skills, and more importantly, gain an understanding of how much time and labor actually goes into remodeling. 

If you're trying to learn the management/leadership aspect of GCing a job, there's no substitute for doing it yourself. It's all about human relationships, professional judgement calls, and learning from many, many mistakes.