Under Construction

Tuesday, June 25, 2013

Lessons Learned the Hard Way

Now that we are finally moving forward in our never ending renovation I find myself looking back.  There are so many things I have learned along the way and others that I should have thought of but neglected to in my excitement to proceed with the work.  As a disclaimer I am not a professional, nor do I qualify in any way to give advice for home buying or construction, these are just some lessons I have gleaned through first hand experience and share with you in the hope that you will be better equipped than I was should you choose the renovation fork in the road.

1) Location really is everything but varies for everybody.  For me I wanted to be close enough to walk to stores, restaurants and bike to the beach.  This meant very close neighbors and a smaller lot size.  Consider your commute to work, the school district, taxes, and home owner's association fees that may apply before signing on the dotted line.  While you are limited only by your imagination and budget for what you can do to a house, you can not move the house if ultimately you are unhappy with the location.

2) Really size up the neighborhood.  We invested in a transitional area where some houses are in the Parade of Homes while others are literally falling apart.  This is a riskier investment and you need to consider your ROI or return on investment.  You may have a stellar house but never get back what you put into it if others do not feel the same about the neighborhood.  The condition of your neighboring homes plays a huge factor in your own property value so choose what is best for you.

3) Require a home inspection and be there for the walk through.  In our case the home came "As Is" which means we could not request any changes be made before we moved in.  After buying two homes I would spend an extra hundred dollars or so to get a second opinion because things are often overlooked.  Ask a lot of questions. Below is how I would characterize issues I've found when shopping for a home but feel free to Google away and get a professional's opinion during your own search:

No Big Deal:
Needs a new roof - Hiring a professional will only set you back a few thousand and you can often request a price reduction unless it is a short sale or foreclosure.

Dated Décor - Paint, carpet, and hardwood are relatively inexpensive and with so many click and lock varieties on the market engineered or laminate floors are a relatively easy but time consuming DIY project.  There are other awesome products available to paint cabinetry and even wall tiles in the bath or kitchen.

Needs a new water heater or AC condenser - These should set you back $2,500 or less if professionally installed so shop around.  Also check with your local utility company because many offer rebates or tax incentives if you go with an energy efficient model which will help offset some of your costs.

Needs new appliances - Once you recover from sticker shock if this is your first time or it's been a while, you will be glad you upgraded because you will notice a difference on your monthly utilities bills.

Proceed With Caution:
Needs a new furnace - Like the water heater or AC condenser this is also an opportunity to go more green, but the cost will go up if you have an older model or new duct work is required.  Worth the expense because you will save so much on your utilities, but a hard pill to swallow if it is an unexpected expense.

Visible water damage - Investigate further.  A leaking or burst pipe that has been repaired or replaced may be the culprit and could be an easy fix with some drywall work and paint.  If the damage was more extensive you may have mold issues or spongy wood which is a more costly fix, but not necessarily a deal breaker depending on the amount of damage.  Find out the history and get some quotes on fixing the problem before making that offer.

You Want to Open Up the Floor Plan - Before you get ahead of yourself with mentally knocking down walls, have a builder or structural engineer take a look to see which ones are load bearing.  Essentially these are exactly what their name indicates, they hold the load of the floors and/or roof up so it will require a structural engineer and possibly an architect to design the concept you are looking for and ensure the structure is properly supported.  Even if the wall is not load bearing it may require rerouting some of the mechanicals that were running through such as electrical, plumbing, or venting.

Spongy Floors - This can go back to water damage and may not be a big deal depending on the extent.  If you were planning to replace the flooring anyway, it is relatively easy to replace a section of the sub floor that goes underneath, just be sure that the floor joists are in solid shape or you may have a bigger issue on your hands.  Susceptible areas tend to be near the bathtub or toilet where slow leaks may have gone unnoticed.

Make A List and Check It Twice:
The home has older windows and doors - These are quite literally an energy suck! Drafts going in and out are overtaxing on your furnace and AC which means they will not run at their full efficiency and will likely shave off some of their life span as well. Since you are paying for a replacement the windows are custom made and will cost several thousand dollars depending on how many windows are in your home and how elaborate the window shapes are.  Save yourself a hassle and buy pre-hung doors which are much easier to hang than just a new slab.

The Exterior is Fatigued - You may luck out and need a few cans of paint on this one, just know that painting is a maintenance with no end in sight that is required every 5 years or so depending on the material and the climate you are in.  Upgrading to a vinyl or fiberboard requires less maintenance but does not come cheap.  This is literally a "you get what you pay for" scenario so don't be stingy and live with the drab until you can afford the fab because you will have to see it every day!

The kitchen or bath is beyond a mini makeover - If you are handy or you have some handy helpers both of these rooms are completely doable to revamp yourself.  If you are keeping the same basic configuration you should be able to swap out the old fixtures but a new layout will likely require a professional for electric, plumbing, and gas.  An HGTV worthy do over can be done for under $15,000 in a kitchen for new cabinets, solid surface counters, appliances, and flooring.  A 3 piece bath can be done for under $10,000.  If you opt to hire out the work then your prices will jump significantly so bear that in mind when making a decision.  If you go with custom cabinets, gourmet appliances, high end counters, and extras such as radiant heating, then the sky is the limit for pricing.

Needs new plumbing or electric - This can snowball depending on the age and condition of the home.  If you are unlucky enough to have the old nob and tube wiring then you may find new wire mixed in with the old creating potential fire hazards and requiring your entire house to be rewired to code.  With plumbing the problems generally surface outside where you tend to forget about them.  Here is one of the tree roots from our neighbor's pine that literally grew through our sewer and we had to replace the entire main running to our house last week.  That definitely "wasn't on the report" in the words of Mike Holmes!
To the left of the pipe is a 3 foot long tree root that was inside of the old sewer pipe.

Red Flag, Swim at Your Own Risk:
Structural Issues - Most people will run at the sight of crumbling or severely spider veined basement walls and unless you get the house for a crazy low price, this is your best bet.  The one part that often gets overlooked though is the sill plate.  This is the wood that sits on top of your basement walls or crawl space.  If one section is rotting it can be fixed and the bill shouldn't cause you to have a coronary, but pay attention to the condition of the wood before you agree to risk it.  If you have concerns then have it assessed for termite or ant damage because if they are in the basement then it is very likely they have made their way into the walls as well. The most overlooked portion is often hidden by the porch.  Know before you buy that anywhere concrete touches wood it will eventually rot.  Not the end of the world, but if the whole thing needs to be replaced it can add up quickly. If there is insect damage that has gone untreated it is probably best to bug out of the deal!

Mold - Mold is a nasty pest that spreads like wildfire.  What you see in the crevice of the shower grout at the open house is likely behind that tile too.  Mold in a basement indicates that water or excessive moister is down there so you may have water problems on your hands.  If you are in flood prone area then it will continue to be a problem for your health and your pocketbook.  Just like water damage, it is best to know the extent of it before agreeing to proceed.  If you were planning to gut the bathroom then minor mold in a bathroom is not a big deal.  If it is caused by a roof leak then you could be looking at a new roof and a lot of new drywall.  If the basement is the issue then don't fall for the siren song of a beautiful home design because a wet basement just doesn't go away!

4) If hiring a contractor get at least 3 to 4 quotes and require references.  Follow up and check them out with the BBB to see if they've had any complaints or claims filed against them.  Never pay anyone just for an estimate or hire anyone who requires full payment before the work begins.  A reputable company may require a retainer fee or a portion for the materials up front, but always wait on final payment until the work is 100% complete. If you feel in any way bullied or pressured follow your gut and find a new contractor. 

These are some issues I have personal experience with and I have categorized them by difficultly and expense in rectifying them.  We bought our project home as a foreclosure and we knew it had some issues, but never realized the extent of them.  Any remodel or renovation we have done has taken longer than planned and cost more than anticipated.  If you have an absolute maximum budget of $8,000 for a bathroom, then plan a $6,000 project and choose your materials accordingly because it will likely end up costing $8,000 by the time you are done.  On a bank loan they refer to this extra money as a contingency, but as homeowners we often forget to leave wiggle room in our smaller remodeling budgets.  I am definitely guilty of looking at a budget on my excel spreadsheet and assuming that I could upgrade to granite counters only to find out that all the drywall had to be ripped out because of moisture and that the tile guy came in $1 a square foot higher than anticipated which put me above my carefully planned allotment.  I hope you find this helpful and I would love to hear any additional tips or experiences you have to add!










Sunday, June 23, 2013

No Wit, Just Work

Another Sunday spent working at the house brings us one day closer to getting our home move in ready. J schlepped wheelbarrows full of dirt from the mountain in the front yard to the low areas in the back while I shop vacuumed every crevice of the first floor.  We have had a ton of movement at the house this week with the heating and cooling going in, plumbing and gas installed, the front porch, driveway, and garage floor poured and a sewer and water main replaced (another story for another day!). Here is a look at where we're at to date:
The inaugural parking of the car in the new garage as viewed from the mudroom which is sans drywall!

The fireplace is in and the gas is hooked up.  I did the fantastic tape job to protect the glass front:)

 
The kitchen layout is marked on the floor with a sharpie.  This trick is great to finalize cabinet measurements and really visualize the space.  It also ensures that the gas for the stove, plumbing for the sink and refrigerator, and electric all ends up in the right place

Deal Alert: This high end Ferguson tub was an online auction find for under $150.  Brand new in the box I couldn't believe my luck with this one!

Doors left to right: dog room, closet, master bathroom.  I was inspired by Pinterest to put a dog room under the stairs.

We upgraded to dual shower heads in the walk in shower which is an indulgence much easier to add during the rough in than after the tile is on the walls.

This dreary cement space is my pet project that I've been working on in the basement.  With no room in the floor plan for an office I looked to the basement and came up with an office/bar space that I will keep you updated on as it progresses.  This is not a part of our renovation budget so it is the ultimate DIY and will not be completed until after we move in.

The least exciting and most important expense in a complete renovation or the construction of a new home: the furnace and water heater.  We went high end with a 95% efficiency furnace and gas direct vent water heater which means it vents through the basement wall to the outside vs. a more traditional chimney vent.



Sunday, June 16, 2013

Pathways to Parenthood

Parenting is a tricky business of trial and error.  While numerous books, websites, and other publications exist claiming to have all the answers there is simply no boilerplate that works in every instance.  The same is true for becoming a parent or parental figure.  Two people may conceive and have a child together, there is conception through artificial insemination or surrogacy, children gained through marriage, guardianship, adoption, and fostering.  These pathways to parenthood are vastly different yet they all lead to the same triumphs and tribulations of being the responsible party for children 0 to 18 years old.

Since some of these routes are considered non traditional, it can get tricky for family and friends to know how to properly welcome children into their new home.  Babies are thrown showers, but what about toddlers?  Do older kids and teenagers of divorced or deceased parents want to be adopted or just accepted?  Are traditional titles doled out when a family takes on the guardianship of their teenage son or daughters baby or are they mom or dad instead of grandpa and grandma?  How does and open adoption impact a family dynamic? So many questions and opinions, yet each situation has unique circumstances and requires a customized approach.

My own family has recently pondered the appropriate response to welcoming the addition of a foster child.  While the child is a baby, at this point there is no guarantee of permanent placement unless the option for adoption becomes a possibility.  This brought about the question of a baby shower.  This is technically the first baby and is being cared for and loved as if he were their own, yet the long term care is yet to be determined.  Trying to remain in neutral territory and show my support for the new parents without creating false hope I put my thinking cap on. 

I recalled a volunteer group I was a part of painting customized suitcases for foster children so they always had something of their own to take with them no matter where they were placed.  Through this program it was heart wrenching to learn that many children that are shuffled through the foster care system leave favorite toys and teddy bears behind and show up to their new placements with only their clothes in a garbage sack.  This sparked an idea that my family could show our support by presenting the baby with his own suitcase full of treasures that would belong to him no matter what the future holds.  I sent out a Facebook invitation for what became known as a "Suitcase Shower."

Suitcase Shower
This is my suitcase shower,
There's no date to attend.
You ask me why a suitcase,
And I ask you where I'll live?
My birth mom may get better and come get me one day,
Or love me enough to let me go and forever here I'll stay.
But just like any child, there are certain things I love,
Like books and fuzzy blankets and a teddy bear to snuggle up.
So if you find it in your heart to grant this small request,
Please put a token of love in my suitcase
So no matter where I go I'll know I am blessed.
~ Paige Caligiuri
 
 
 
Family and friends responded generously and reached out to place a small token of love in this child's suitcase which was presented yesterday.  The foster parents appreciated the gesture of support that validated their role as parents in this child's life and accepted him into our family no matter what the outcome.  Today as families everywhere celebrate Father's Day I hope that we remember to celebrate all father figures no matter how that role came to be and we recall with fond memories the time we have shared past and present with the male role models in our own lives!

Friday, June 14, 2013

Forging Ahead

Last weekend J and I spent two days digging a 6 foot tall trench.  We completely sealed the concrete blocks below and above grade with a tar sealer that I did not think would ever come off!  I was a bit nervous about "washing" my hands in gasoline to get it off, so I found a much safer alternative at a big box store called GOOP.  It's a must have if you are going to be undertaking any project involving petroleum or tar!

Taking a break to snap a pic of J in the Trench!

Monday brought another day of no new movement at the house and I was beginning to despair that we were never going to move in.  Tuesday J took a day off work so we could finish sealing up our exposed basement wall and fill the trench back in.  I was very happy to see the framers there with our builder knocking out the remaining framing items so we could move forward with the other trades.  Wednesday brought the siding crew who installed all the trim work and put the batten board on the front of the garage.  I am so happy I convinced J to upgrade to a premium color because it looks fantastic!










I spent Thursday and Friday in the basement with a sledgehammer and paint roller.  I busted apart the enormous concrete laundry sink that was impossible to salvage unless it remained in the basement due to it's sheer size.  I painted about a fourth of the 83 year old beams to properly seal them and brighten up the dreary storage space.  I relegated myself to the basement so I would not be in the way as the plumbing crew worked around me roughing in all the piping for the water and sewer lines.  The concrete crew showed up and poured the garage floor, the first half of the driveway, and the footing for the new front porch.  Siding continued to go up and I'm told that all trades will be back next week to complete their work!


If we can keep this pace going the electrician and HVAC contractor will be able to finish up the end of next week or early the week after and we can finally begin the fun part of insulation, drywall, and paint.  Whew, what a week!  Time for some kayaking and a beer:)

Friday, June 7, 2013

Milo The Million Dollar Puggle

The overused adage, "when it rains, it pours," turns out to be a very true statement.  This week marks the beginning of summer for me which means reduced hours thus, a further reduced income.  Any entrepreneur knows that it takes time to build a business, but the stress of business slowing down for summer is not easy.  I had anticipated my Kindergarten Readiness program growing quickly after a wonderful first year with positive customer feedback and new community connections now that we've been here a full year.  Unfortunately my in home studio is under construction with the rest of the house, so my hands are tied until we have a certificate of occupancy which adds pressure to an already stressful project.  So just to ensure I don't sleep a wink this summer, our million dollar puggle strikes again!

Meet Milo, the world's most expensive puggle!  J and I fell in love with him at first site 7 1/2 years ago and even got him for a reduced price despite the popularity of this "designer pedigree" because he was the runt of the litter, had kennel cough, and was recovering from hernia surgery at only 8 weeks old.  The first night we brought him home he had us wrapped around his sweet corn chip scented paws!  Refusing to sleep in his crate he quickly took over our bed where he still enjoys burrowing under the covers right between us every night.

The first day he was left alone in our tiny 500 square foot apartment, I blocked him into the kitchen assuming that he couldn't get into any shenanigans since there was nothing he could get into.  I severely underestimated his cunning!  I came home to paw prints on every surface of that galley kitchen and a small puppy happily covered in his own poop!

That should have sent up a red flag of things to come because he only got more creative from there.  Over the years he has jumped from the window of a moving vehicle, swallowed a razor blade which required a major stomach operation, eaten an entire pan of dark chocolate brownies including some of the glass from the shattered pan, almost drowned in a pool despite knowing how to swim, torn his ACL requiring another major surgery, eaten a tub of Crisco during a move and having a near death experience with pancreatitis, and now we have discovered that not only has he torn his other ACL likely requiring another surgery, he also has thyroid disease which requires daily supplements in addition the anti-inflammatory and joint supplements he's already on.  With all of his ailments I feel like he would qualify for medicinal marijuana!  Perhaps they make it in pill form for dogs?
 

Many people have questioned our sanity as we fork over more money for our beloved snuggle puggle, but those people don't have to answer to this sweet face!  When he's not costing us our future retirement he loves spending time at the dog beach where he is content to smell the salty air and meander around the sand for hours.  He loves to snuggle whether it's with his brother Gizmo, J, or me.  He makes noises like The Godfather, brings guests a present when they come through the door (normally toys, but there have been a few occasions where he'll dig socks or underwear out of the laundry basket!), and he uses his paws to communicate by pushing on your arm when he wants attention.  When I had ankle surgery a few years ago he didn't leave my side and when J had Lasik and slept in the guest room for two nights Milo slept outside the door. These are only a few insignificant examples of why our Million Dollar Puggle lives to tell another tale! 


I know we're not the only dog lover's out there! What extremes have you gone to keep your pup happy and healthy?
 

Tuesday, June 4, 2013

Baby Fever

Baby fever has officially become an epidemic!  Wedding madness has been bumped in favor of baby showers and it shows no signs of slowing down.  I'm usually the one sitting to the side choking on the non-alcoholic punch that is apparently a prerequisite as I endure stories of the birthing process, night time feedings, and insanely disgusting discoveries that have been unearthed in the confines of a pamper! The very thought of carrying a small being inside of me for more than three quarters of a year and then squeezing it out of a sacred orifice of my body causes the room to spin and bile to rise in the back of my throat.  Then when that bit of hellishness is over what is left is a small fragile being who is the very definition of a dependent!

My husband and I have shared ten years of blissful coupledom where we have been free to make decisions based on our own desires without consideration for a third party.  While complaining incessantly about the inconvenience of how our renovation has thrown us off our schedules and put a monkey wrench in our daily lives, I am beginning to realize that living with a child will not be much different than our current situation. Privacy will become a thing of the past, "me time" will be deemed selfish and incite judgment, meals soon revolve around someone else's schedule, and couple time turns into the unicorn of a relationship! 

Check out this spot on article that mirror my own fears of parenthood!
In addition to a baby being life changing, suddenly there is a new interest in what goes on behind closed doors.  The baby police come out in full force offering advice and criticism for everything from sleeping schedules and food choices to preschool selection and college tuition! Even as these words appear on the screen I realize how judgmental I have been of other parents.  How many times have I rolled my eyes at a screaming baby in a restaurant, barely refrained from lecturing a mother for allowing her child stand in the basket of the grocery cart, offered advice for hiding vegetables in food for toddlers, or shaken my head watching parents give in to their little dictators rolling on the floor tearfully demanding a cookie?

The barrage of advice and questions started when I first typed the words that J and I were moving toward beginning a family.  I have already been questioned about conceiving and offered insights on not worrying if it doesn't "take" right away.  Apparently when I explicitly stated that I was not quite ready to throw my pill pack away there were a few eager eyes who skimmed over that sentence!

So as we approach this new territory I would like to apologize to all parents out there that I may have judged in the past.  I would also like to set the record straight that I will not be posting my monthly menstrual cycle results on any type of social media, and close friends and family need not ask when we're planning to start trying because there will be a noticeable absence of a cocktail in my hand and a deer in headlights look in my eyes. The only thing that scares me more than hurdling over the side of a mountain in a motorized vehicle to my imminent death is having another human being that I am responsible for 24/7!