All Forum Posts by: Todd Whiddon
Todd Whiddon has started 21 posts and replied 318 times.
Post: Latest Project Photos - BP Partnership
- Residential Real Estate Agent
- Atlanta, GA
- Posts 325
- Votes 335
EXTERIOR FINISHES
I REALLY wanted a GRAY house! But since EVERY other house in the neighborhood that is being transformed is also gray, we took abit of a risk and went with some BOLDER choices!
Hopefully these will pay off with a quick sale!
Also for anyone out there considering using these or similar colors....
BEWARE!!!
I'd heard a rumor that you shouldn't paint PVC trim dark colors.... Turns out that rumor is TRUE! The Windows are wood, but the exterior molding and sill were PVC... The back of the house faces west and BAKES in the afternoon sun, about 3-4 days after we painted the house the window trim MELTED!! Thats right MELTED!!!
We had to rip off ALL the window trim and replace it with wood molding so that we didn't have to repaint the ENTIRE house a lighter color! Another one of the MANY lessons learned on this house!
Post: Latest Project Photos - BP Partnership
- Residential Real Estate Agent
- Atlanta, GA
- Posts 325
- Votes 335
Originally posted by @Joel Owens:
Jay H and J Scott how many do each of you guys have typically going at one time??
I'll chime in for the Northern Atlanta portion of J Scott's Real Estate Empire...
Usually have 5-6 new builds going at once, mostly higher end 500-1M+ and a few smaller bungalow types in the 3-400s.
Do you perform any of the work yourselves or let everyone else do it??
EVERYTHING is subbed out
Do you perform functions of the GC to save money??
We pull our own permits and GC everything with our project manager running the day to day grind. We're currently in the market for some more GCs so that we can scale over the next little while.
Do you time most of your builds to be ready for the summer months when most buyers are purchasing to get settled In before school starts?? Example you do 50 a year but have 30 built and ready to go to market to sell in a 3 month span and then do 1 to 2 more every other month to limit exposure and market shifts for the development cycles??
In a perfect world and building smaller houses we would try to time better, but since we've mainly focused on higher end infill development right now they just start when they start and end when they end. I own a cabinet company that handles a LOT of the bigger production builders in town, and while there is a slight summer bump, we run at a pretty even pace adjusted for growth with December actually also being one of the busiest months "builders trying to get their year end unit bonuses".
Do you prefer building houses with empty lots in an existing new subdivision or on a regular street with a row of older houses?? It would seem building in a new development the comps and appraisal would be easier to target than an area that is transforming. The transforming area maybe the appraiser comes on the low side to CTA.
We've been looking at some subdivision projects, but haven't found the right opportunity...YET
Starting out in Atlanta most banks will finance the lesser of 70% of Value or 80% of cost, with an interest reserve to cover the payments during the term. Once you work with a bank on a couple projects and get a track record going you can start nudging toward them lending MORE on the value side. Typically we'll acquire the lot or scraper house with cash and then the bank will refi us out a certain percentage when we do our construction loan so that we end up with 15-20% "of costs" skin in the game. Sounds like we need to partner with @Jay Hinrichs to help get our rates down!
Post: Latest Project Photos - BP Partnership
- Residential Real Estate Agent
- Atlanta, GA
- Posts 325
- Votes 335
INTERIOR FINISHES
I've gotten several PMs about the finishes we used, so anyone in Atlanta looking for their own spin on THIS level of pimpness...hit up @Justin Childers
All paint colors Sherwin Williams...
Interior-
Walls- Knitting Needles
Interior Trim - Natural Choice
Interior Doors - Summit Grey
Floors - Jacobean - 3 Coats Semi-Gloss
Kitchen Perimeter Cabinets - Kith Harmony Antique White with Hand Brushed Gray Glaze
Kitchen Island Cabinets - Kith Harmony Nutmeg
Upstairs Bathroom Cabinets - Kountry Wood Vanderburg Coffee
Downstairs Bath Cabinet - Home Depot Ashland
Master Bath Floor Tile - Home Depot Matagna Rustic Bay
Master Bath Freestanding Tub - American Standard Cadet
Granite - Moon White
Backsplash - Home Depot 3x6 Subway Tile
]
All grout in house was light grey
Next Up Exterior Finishes...
Post: Latest Project Photos - BP Partnership
- Residential Real Estate Agent
- Atlanta, GA
- Posts 325
- Votes 335
Originally posted by @Ashley Harris:
It looks so gorgeous! What are the wooden floors?
They are REAL #2 3/4" x 3 1/4" Red Oak with Jacobean finish & 3 coats of Semi Gloss Poly... We're paying about 4.75 a foot turnkey for that which is actually cheaper than some of the engineered stuff we can get our hands on now!
Post: Latest Project Photos - BP Partnership
- Residential Real Estate Agent
- Atlanta, GA
- Posts 325
- Votes 335
Originally posted by @Doug W.:
The "After" looks beautiful. I love the exterior design elements and the color of the wood floors.
Thanks! The color is Jacobean with Semi-Gloss Poly
Post: Latest Project Photos - BP Partnership
- Residential Real Estate Agent
- Atlanta, GA
- Posts 325
- Votes 335
Originally posted by @Alok Sood:
@J Scott & @Todd Whiddon - looks awesome guys - congrats!
If you don't mind me asking, how long did the overall project take? Also, did you end up doing the foundation wall 2x and then decide to tear the whole thing down and start from scratch? Or did you keep the foundation and just build up new from there?
Thanks!
Originally this was going to be a straight up Pop Top like this one but lessons learned from the first pop top, we decided it would be better to actually remove the first floor walls entirely and build up from the existing subfloor. Well.... the existing sublfoor ended up being in much worse shape than we thought and we had to remove it...
So this is basically a new build from the original foundation up...
In hindsight and considering all the problems we encountered and extra demo cost to "strategically demo for the Pop Top", had we just torn the ENTIRE thing down we would have saved 10's of thousands of dollars and been done about 6 months ago!
Post: Latest Project Photos - BP Partnership
- Residential Real Estate Agent
- Atlanta, GA
- Posts 325
- Votes 335
Originally posted by @Bill Hinshaw:
Stunning. Totally different house.
What is the tile in the master bath? Porcelain or marble? Would also be interested to know what types of countertops you used.
How long did this take you?
Credit to @Justin Childers for designing this AWESOME tile scheme!
The "Marble" is actually a porcelain tile from Floor and Decor
The Glass is also from Floor and Decor
Granite was Moon White
Coming up on the 10ish month mark! Pretty much anything that COULD go wrong WENT wrong on this one!
Post: Latest Project Photos - BP Partnership
- Residential Real Estate Agent
- Atlanta, GA
- Posts 325
- Votes 335
I can't take all the credit, other than making the project take a RIDICULOUSLY long time!
Our Un-Celebrity partner @___________ did a fair amount of supervisory work on this one... He even swapped out a damaged lockbox!
Plenty of war stories on this rehab! The best was we had to replace an ENTIRE wall of the original foundation...
Which involved supporting the ENTIRE side of the house while we removed it...
All was going well...
Easy Breezy...
Until our grader backfilled TOO SOON and COLLAPSED the wall WORSE than before!! We had to tear out the WHOLE wall and START OVER!
OUCH! Even though we had to replace the wall TWICE! Foundation companies were wanting between 15-22k for this repair and we ended up getting it done with our guys for about half that!
Good as 'NEW"!
Post: New Home Construction Question?
- Residential Real Estate Agent
- Atlanta, GA
- Posts 325
- Votes 335
Originally posted by @Ericka Parrott:
Does anyone know a lender that finances new home construction in GA? What do you typically need?
As far as "Traditional Banks"....
An experienced builder, a track record with the bank, cash reserves, plans, specs, budget.
They require a little MORE from you, but their rates are LESS
As far as banks around Metro Atlanta, GA Check out Quantum Bank, Bank of North Georgia, and Hamilton State bank. PM me if you want my direct contacts at a those banks.
Some hard money lenders will also do new construction. Hit up @Matt Lineberger with Lima One or @Darrell Shepherdwith Lone Palm.
They require a little LESS from you, but their rates are MORE.
Post: New here; my intro
- Residential Real Estate Agent
- Atlanta, GA
- Posts 325
- Votes 335
Welcome to BP! I've got some good friends that are contractors that also live near Athens if you ever need any! Also hit up @Ethan Atkinson who lives up your way as well!