All Forum Posts by: Wes Harding

As a participating contractor of the Hero program I feel for your situation, there are unscrupulous people in every industry. I wanted to clear one area surrounding price setting and contractors. A homeowner can get as many bids as they like from participating HERO contractors and there are plenty contractors to choose from, just check the HERO directory. The approved contractors have to meet insurance guidelines (often not met by an average company), typically are certified by national and state agencies in home energy efficiency, and invest around $10k in energy testing equipment just to participate. I don’t know what the next guy charges but my pricing reflects my overhead and doesn’t change wether or not the project is HERO funded. There are other low interest financing options that are not HERO/ PACE. I suggest anyone considering any type of home improvement project explore all their financing options.

It’s easy to get sucked into the bigger is better mentality when adding square footage but you may want to consider building an ADU that gives you the biggest return without ruining the aesthetics of your home and taking up the majority of your land. You probably have a good idea of what renters are looking for in your area, if not maybe talk to a property management company. An experienced design / build contractor could provide a minimal plot plan and floor plan design and give you construction costs along the way. Alternatively, you could call an architect or draftsman and then get estimates from multiple contractors but many won’t spend a lot of time bidding the project until the design is completed. Until you get some ideas and design on paper the ADU will just be an idea.

There are a lot better looking security screen options available that are nearly undetectable by the naked eye. If you can justify the investment I would pull the jail bars down. Just google “invisible security screen” and you should be able to find products / contractors for your area.

Just thought I would let everyone know of this home energy efficiency improvement financing resource available for most areas in California. I am not a representative of this financing program, but do act as a general contractor within the program. Many of my clients have found this financing useful when completing a large remodel or room addition. This post is not meant to be an advertisement,  but instead a resource in case you need help financing home energy upgrades on your next rehab project.  

Residential Energy Efficiency Loan (REEL) program benefits (see image below for more details):

• Unsecured financing 
  • APR 4.5% - 9.95%
• Finance 100% of the project costs
• Loans up to $50,000
• up to 15 year term 
• 0$ closing costs
• Quick loan approval, typically less than 24 hours
• 70% of the amount borrowed must be used for energy efficiency improvements such as HVAC, water heating, cool roofs, insulation, duct sealing, air sealing, lighting, appliances, pool pumps, windows, and more
• 30% of the amount borrowed can be used for non-energy related improvements such as cabinets, flooring, and other finishes.
• This program can also be combined with local utility rebate programs and federal tax incentives

Property Eligibility Requirements:

• Single family residential property
• Upgrade 1- 4 units
• Must receive gas or electric service from one of these utilities (SocalGas, Socal Edison, PG&E, SDGE)
• Mobile homes need to be anchored to permanent foundation

Borrower Requirements:

• 580 - 600 minimum credit score (depends on lender)
• Debt to income ratio less than 55%

Project Eligibility Requirements

• Work has to be completed by a participating REEL contractor
• A combustion safety test by a contractor who is certified by BPI or NGAT must be completed upon project completion (typically this is the contractor doing the work)
• Work must meet building code requirements.

you can find more information here: https://www.thecheef.com/reel

I hope you found this post useful.

Sounds like you are on a path to a solid plan for your property. I like the developer /hacking game plan, but you may want to consider refinancing (brrrr strategy) once completed. I would talk to RE broker or appraiser you trust to learn actual costs per sq ft of what the proposed value would be once your done with construction. Having a set of floor plans drawn to get a good feel for contractors and construction costs in your area would be next. Having contractors over to bid without plans is a mistake, ideas are too vague. Best is to find a design-build company to ensure the design stays on budget. Good luck with your project.

If it’s just water supply , have you considered to run new through the attic or walls and abandon the pipes in the slab.

Talk to your mortgage broker, they should be able to walk you through this process.

I haven’t seen a pex manufacter who makes a below ground product. If it’s a sprinkler system use PVC. If it’s a water main line use copper. PVC is allowed in some areas as an alternate below grade material but you should check with your city building Dept first to make sure.

This is more than likely a simple fix and not something that would cause serious harm or damage. Electrician is the way to go. Like others have eluded to, the hard part is finding the short. It’s more than likely not something plugged in or that particular thing would stop working i.e. hairdryer, microwave, lamp, etc. Checking the breaker is a good start, and then the receptacles starting with those closest to the electrical panel working your way outwards.

Zain, decrease the risk you are taking and put the liability back on the contractor. Everything needs to be in writing between you and your contractors so expectations are solidified. No matter if you keep using the unlicensed or the licensed guy it needs to be in writing, it could be your only recourse if this project ever takes a turn for the worse. I hope you are pulling permits on the project and you're also looking into insurance carried by the people who work on your home.