![[personal profile]](https://www.dreamwidth.org/img/silk/identity/user.png){kind=small}
(no subject)
Mar. 8th, 2014 07:30 amIn pretty big house news - I may not be restoring original design elements. I've been checking out houses and it's still an idea, but walking around...it's all gone. I wouldn't be restoring anything other than the floor perhaps, but getting it and installing it. So I'm going to try and go modern throughout, and as any original remaining pieces of door trim die just replace them with simple flatboard designs.
My kitchen design just isn't working - more so when I realize I'm putting a 3" sewage pipe across 6-10 joists - a disaster. So the kithcen and b'room can be reno'd, but stay where they are. As I realize my house doesn't allow for a kitchen open to the home, I question if this is investment or home-home; it may not be my forever home potential as I thought. On the other hand, crazy but I can see doing this whole process again in another property (keeping this though).
2 more test digs revealed...more of the same, which is 18" depth foundation which is enough to do a digout without underpinning. Only 1 contractor has stayed through the process, with another still allegedly bidding (they want to see the new digs this coming week). Jordan (contractor) is really enthusiastic, shows up reliably, communicates well, and often makes suggestions that really work with my ideas. Scott told him we were interested in someone that could make decisions as things progress, so if we say space here, 3' or 5' may depend on what he finds - he was very happy about that (as opposed to dictating where things go irrespective of joists, supports...)
Short version - I'm likely going with this contractor and very soon, contracting in the upcoming week I hope. That leaves 3-4 weeks to try permits. Jordan's deal is I pay up front for the engineer/design, and permits, but a full refund if they are denied and we adjust our plans.
HVAC - is a big problem. Jordan pointed out the radiator pipes slope down to the boiler so gravity feeds it, which is both why they're in the middle of the room and lower on that end. Downside is this is a real sight-line-space-feel killer to the rental, so I may swallow the cost and move them to the side. I've also decided upstairs is getting central air, and I really should do it now because when half the walls and all the basement is dug up, I may as well also install ductwork. It's the most efficient time, I want central, and it's a selling / renting point people expect or really want. It also opens up those otherwise blocked windows. More and more moving to central and ditching the radiators is really a good idea, and explains why it's so common. However, at this point I'm still keeping the radiators, but thinking I want my ductwork to be able to accommodate future possible heat change.
Scott made my head spin by walking me through not only tile floor samples, but color wheels and, no really, I now see the difference between a white-gray and a blue or green based gray (so much more pigment!) Well maybe not see, but get the gist of it. Realizing I need to pick the primer, color scheme, and match all cabinets, knobs, sinks, counters, door trim, lights...it's practically overwhelming to someone who goes to Ikea's as-is section and trolls for unbroken furniture in black. No really - that's my entire house, plus dumpster diving (and antiques, my god I totally missed the fashion/design part of the gay genome).
I'm excited that I'm really getting ready for this work - it's much closer to actually starting. I wish I had more bids, but Scott also finds this guy seems competent, excited, and good on communication. Also, insurance confirmed etc. So I hope by the end of next week to: a) sign a contract for the start work, b) have permits in a few weeks, c) have the digout and redo done in...3-4 months probably, d) including in that or lasting longer would be work throughout the house: reno both bathrooms and kitchen, possible master bath addition and laundry upstairs, refinish flooring, fix doors, odds and ends to make the house a home for me too. August might be move-in time. I'd much rather earlier but am not making plans without more data.
At Arlington home, I now have a dishwasher again though it cost about $300. However, the type I have is $750 or more due to the "under sink" design (which is a ripoff). I opted for repair because it's too difficult to move, replacements are stupid expensive, and the tax consequences right now may be different than after it's rented. I'm looking around for things to do, or have done, before renting. I think I'm going to pay a professional to come and patch/paint all the little dings etc., and then repair/upgrade when it's occupied as rental property.
I can't believe how much mental time and space this all takes. It's kinda fun but I feel like I have a 2nd job.
My kitchen design just isn't working - more so when I realize I'm putting a 3" sewage pipe across 6-10 joists - a disaster. So the kithcen and b'room can be reno'd, but stay where they are. As I realize my house doesn't allow for a kitchen open to the home, I question if this is investment or home-home; it may not be my forever home potential as I thought. On the other hand, crazy but I can see doing this whole process again in another property (keeping this though).
2 more test digs revealed...more of the same, which is 18" depth foundation which is enough to do a digout without underpinning. Only 1 contractor has stayed through the process, with another still allegedly bidding (they want to see the new digs this coming week). Jordan (contractor) is really enthusiastic, shows up reliably, communicates well, and often makes suggestions that really work with my ideas. Scott told him we were interested in someone that could make decisions as things progress, so if we say space here, 3' or 5' may depend on what he finds - he was very happy about that (as opposed to dictating where things go irrespective of joists, supports...)
Short version - I'm likely going with this contractor and very soon, contracting in the upcoming week I hope. That leaves 3-4 weeks to try permits. Jordan's deal is I pay up front for the engineer/design, and permits, but a full refund if they are denied and we adjust our plans.
HVAC - is a big problem. Jordan pointed out the radiator pipes slope down to the boiler so gravity feeds it, which is both why they're in the middle of the room and lower on that end. Downside is this is a real sight-line-space-feel killer to the rental, so I may swallow the cost and move them to the side. I've also decided upstairs is getting central air, and I really should do it now because when half the walls and all the basement is dug up, I may as well also install ductwork. It's the most efficient time, I want central, and it's a selling / renting point people expect or really want. It also opens up those otherwise blocked windows. More and more moving to central and ditching the radiators is really a good idea, and explains why it's so common. However, at this point I'm still keeping the radiators, but thinking I want my ductwork to be able to accommodate future possible heat change.
Scott made my head spin by walking me through not only tile floor samples, but color wheels and, no really, I now see the difference between a white-gray and a blue or green based gray (so much more pigment!) Well maybe not see, but get the gist of it. Realizing I need to pick the primer, color scheme, and match all cabinets, knobs, sinks, counters, door trim, lights...it's practically overwhelming to someone who goes to Ikea's as-is section and trolls for unbroken furniture in black. No really - that's my entire house, plus dumpster diving (and antiques, my god I totally missed the fashion/design part of the gay genome).
I'm excited that I'm really getting ready for this work - it's much closer to actually starting. I wish I had more bids, but Scott also finds this guy seems competent, excited, and good on communication. Also, insurance confirmed etc. So I hope by the end of next week to: a) sign a contract for the start work, b) have permits in a few weeks, c) have the digout and redo done in...3-4 months probably, d) including in that or lasting longer would be work throughout the house: reno both bathrooms and kitchen, possible master bath addition and laundry upstairs, refinish flooring, fix doors, odds and ends to make the house a home for me too. August might be move-in time. I'd much rather earlier but am not making plans without more data.
At Arlington home, I now have a dishwasher again though it cost about $300. However, the type I have is $750 or more due to the "under sink" design (which is a ripoff). I opted for repair because it's too difficult to move, replacements are stupid expensive, and the tax consequences right now may be different than after it's rented. I'm looking around for things to do, or have done, before renting. I think I'm going to pay a professional to come and patch/paint all the little dings etc., and then repair/upgrade when it's occupied as rental property.
I can't believe how much mental time and space this all takes. It's kinda fun but I feel like I have a 2nd job.
