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Thread: Rehabing

  1. #1
    Join Date
    Jun 2009
    Posts
    6

    Default Rehabing

    OH boy here we go. I'm about to check the other threads for bits of info I need, but I thought I'd write my story and get as much feedback as possible while I'm looking!

    My husband and I are about to make an offer on our first home. Here's the basic info and questions are below. Any and all comments or advice is welcomed and MUCH appreciated!

    - 3 units, laid out next to each other.
    - No water issues in any basements and water table is not an issue.
    - Left unit built by a DIY 20 yrs ago on garage in good condition. Up to code? Unknown but likely only minor issues.
    - Middle unit, built in 1850. GORGEOUS huge fieldstone foundation (stones are about 4' by 3' average). Owner stopped taking care of it two years ago. Water damage from broken boiler increased humidity. White mold spots on almost all wood. Beautiful large rough hewn timber beams.
    - Left unit built 35 yrs ago by DIY owner. Dug the foundation and all himself. No visible sagging or cracking so he must have done something right.

    WHAT IT NEEDS:
    - New roof and new design on framing to combine units 2 and 3. We may just do two roofs that look alike. We can't stand slanted walls in the upstairs bedrooms.
    - Currently all units have own oil systems. We want something other than fossil fuels.
    - Electrical panels were updated 10 years ago. We want new wiring and removal of unused knob and tube.
    - New septic design in hand. No issues there.
    - Plumbing is copper in the middle house. Some patching done by DIY.
    - Middle and left house will be gutted by us as much as we can do. We'll reclaim many items (tubs, sinks, windows).

    WHAT WE WANT:
    - Lowest maintenance possible for all items we invest in.
    - As energy efficient as possible as well as low water use items.
    - Secure 'bones' of the house. We'll forego a granite countertop for better structural integrity!
    - Natural lighting as much as possible (I like the idea of sunlight reflective tubes).
    - geothermal well to serve our heating (hot water too) and cooling needs. We live in the Northeast.

    MY QUESTIONS for those of you out there that have the gift of experience :
    - Can I save significant money if I have the land excavated for a geothermal loop system at the same time that a septic is done?
    - I've read that you shouldn't put a geothermal loop near your septic tank. Is this true?
    - What kind of general costs should I expect when reframing a roof?
    - Anyone else dealt with white fuzzy mold on wood?
    - We are getting a 203K FHA loan to do these repairs. The estimated time of completion must be within 6 months. Think I'm crazy yet LOL?
    - How much can I expect to get for copper piping?
    - We're planning the floor plan around where the plumbing currently is. We think this will save us money. Your thoughts?
    - My thought is that we should spend 30K on reroofing, 10K on foundation securement (if needed), 20K on septic, 5K on 'wrapping' the home properly and siding, 5K on the correct insulation, 30K on geothermal installation including new ductwork and furnace...just throwing out some kind of uneducated figures.

    OKAY. Yes. We may be crazy, but I truly believe we can do this. We're both on board, have a hell of a lot of energy for this, no kids, can live in the apt above garage while most renovations occur, and have a lot of passion to be guardians of our land.

    I'd love to hear comments or bits of info that you have!

  2. #2
    Join Date
    Jun 2007
    Location
    Fayette County, Ohio
    Posts
    5,560

    Default Re: Rehabing

    MY QUESTIONS for those of you out there that have the gift of experience :
    - Can I save significant money if I have the land excavated for a geothermal loop system at the same time that a septic is done?
    You'll save some because you already have an excavator on site if they also do geothermal. This is not something that should be done wrong.
    - I've read that you shouldn't put a geothermal loop near your septic tank. Is this true?
    As far as I know the restriction if for wells. Geothermal is a closed loop. If you do wells instead of trenches you would have to maintain minimum clearance from leach field to prevent aquifer contamination.
    - What kind of general costs should I expect when re-framing a roof?
    Impossible to answer with out significantly more information.
    - Anyone else dealt with white fuzzy mold on wood?
    - We are getting a 203K FHA loan to do these repairs. The estimated time of completion must be within 6 months. Think I'm crazy yet LOL?
    It would take a very large crew, and a general who really knows his stuff to get it done it that time period and depend on you putting in a lot of late nights.
    - How much can I expect to get for copper piping?
    Check you local scrap or recycling centers.
    - We're planning the floor plan around where the plumbing currently is. We think this will save us money. Your thoughts?
    Undisturbed plumbing always saves money.
    - My thought is that we should spend 30K on reroofing, 10K on foundation securement (if needed), 20K on septic, 5K on 'wrapping' the home properly and siding, 5K on the correct insulation, 30K on geothermal installation including new ductwork and furnace...just throwing out some kind of uneducated figures.
    Depending on your area and requirements for type of septic system and size that could go as high as 35K, the re-roofing if it includes changing the roof line may be closer to 60k, the 'wrapping' the home properly and siding may be significantly more if re-sheeting is required, geothermal will depend on type of system trench or wells.

    Jack
    Be sure you live your life, because you are a long time dead.-Scottish Proverb

  3. #3

    Default Re: Rehabing

    It looks like the last post got everything but the mold question, so I'll share my insight with you. I have been in the industry for over seventeen years. I've performed hundreds of inspections on pre-offer structures to help people understand the scope of work needed in remedying any verified problem. These inspections are designed in a fashion where a scope of work is given. Utilizing that enables you to put together an offer that makes the purchase one that doesn't break the bank. The last thing you want to do is give a general offer without knowing what the addition costs are going to be with something like mold (which has far reaching effects on the structure and indoor air quality). You don't want a money pit. Check with www.iaqcouncil.org, www.iaqa.org, www.aiha.org or www.solutionsiec.com for information on molds and directories for professionals that can help. You'll want to find someone that performs the inspections, writes a scope of work, but does not perform restoration, construction or remediation work. That way you'll be assured to avoid conflict of interest reports. If something comes back high and in need of remediation you can give a copy of the report to the seller and both of you work on getting estimates that will help you negotiate the sell of the structure at a price that is reasonable.
    Jason Yost, CIEC, CMRS, WRT
    Council-certified Indoor Environmental Consultant
    Council-certified Microbial Remediation Supervisor
    Water-damage Restoration Technician

  4. #4
    Join Date
    Jun 2009
    Posts
    6

    Default Re: Rehabing

    Thank you sincerely - both of you. As I thought, I really just need to get some professionals out there.

    If we do move forward - keep your eyes peeled for my before / after pictures!

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