I’m sure everyone recieved the same text message… but he said it would be in the 1K to 2.5K range, maybe more if the city gets involved…he said to ry to get a meter installed on the upstairs…. he said to get the upstairs rented and make it look like we are doing major renovations from the outside…  He said that would help geting the meter put in… He said he would hook up the water tank after we made the decision onthe upstairs panel..  Muth recommended replacing upstairs panel, he has seen a lot of problems with this  brand of breaker…. 

I am not sure what this amount includes,  does it include everything?  hooking up the hot water tank, etc?  I will ask robert tomorrow.  Also have an appointment with Window Depot to get windows installed… the contractor wants us to go ahead and do this for some reason….

We continued work on the bathroom floor….   it is almost complete,  minus a few tiles around the shower that will need to be specially cut, more tedious work.  It is looking much better already… hopefully we can do the kitchen as a group.  John,  I still need the reciepts for the a/c’s…   I couldn’t get to your house by 7pm,  I will just get them at our meeting on Sunday, we are leaving tomorrow to Cincinnatti….

We started tiling the bathroom floor today… bought supplies at Lowes…   it is good that we are using the revenue from the other properties to help with Guyan Avenue… we were there until about 10pm, started about 430pm or so…  had a good work day.. It is going to look realy good.  We contemplated whether we should take the dry wall out and replace it with new,  we do not think it would be too difficult and could be done ourselves….   Below is a pic  of what we completed thus far:

Also bought air conditioner at Lowes and saved $100… (based on what we bought)  also went ahead and bought fridge for unit upstairs..  the ac is an 18500 btu, we got it for $100,  should cool the upstairs very nicely…   Once i get the expense report from Donnie and John Reid,  I will post the ledger thus far on the property… I will post videos/pics of the framing sometime this week..

Contractor completed framing over the weekend,  must have been before Sunday, as our meeting was  Sunday morning and we made a site visit….   Looks like he did a good job framing the unit as we need it….  JohnH will be calling Window Depot tomorrow to schedule an appointment to put the windows in…   I am not sure if the quote for “building walls” includes the drywall… the way  I am interpreting it is the “building walls” is the actual framing and the sheetrock is the drywall, etc….   So I guess we skipped a project and went  to the framing.. It is from my understanding from JohnR that he is going to proceed with repairing the roof while we are waiting on the windows…  Will he have nothing to to do while we wait on windows?  It could be several weeks,   please comment and advise on what we should have him do….

Contractor has started the demo process…. JohnR said he worked on it this past Friday and Saturday…. it is quite apparent that he did some major work…   The ceiling is completely torn down…. the walls are all out..  The only thing that remains is cleanup,  I believe.   I am not sure if getting a dumpster is something we need to do or is he going to take care of it?   If we are,  I can do  that this week and have it there…  just let me know.   Here are some pictures of the downstairs:

I will take some videos later and post them before it is cleaned up….

JohnH went to guyan at 8am to unlock the front door at property.. waited on contractor until 830am and he still had not showed up.  Contractor did the following per our schedule outlined in the previous post:

1. Installed side door to upstairs apartment (it is done backwards, needs to be fixed)

Note: A lot of debris as pictured below was left at the job site… I am assuming that it will be removed when the demo occurs.

2. Installed treds going to the upstairs apartment

3. Installed handrail

4.  “closed up” the entryway from the downstairs apartment to the upstairs… (he did not charge extra and was not part of the original project)

Donnie gave JohnH keys to the side door so we have a copy,  JohnR was going to get a copy for the contractor and a spare set for others who may need one.

Overall,  some members of the groups expressed concern over the price,  but we concluded that it was an overall good value considering the amount of work that was done and the time it was performed in… it was completed by Saturday evening (August 22, 2009)  There were a substantial amount of materials that were bought…  it would have taken much longer to get all that was done with somewhere else…  Overall JohnH gives it a B-  rating… mainly due to a couple things…. 1. he left a mess by the stairs which would make it difficult to enter from the rear of the home.   2. The labor charge seemed a little stiff….  but he may have spent more on materials than he anticipated.

The following was given by the contractor for the completion of the downstairs… of course this does not include electrical, plumbing, doors, kitchen or bathroom fixtures…   We all agreed that we will not have him do the windows for the simple fact Window World offers  a lifetime warranty that he most likely will not be able to match…

L is labor
M is materials

Demo
L 1200  plus dump fee

Install exterior door, handrails, stair treads
L 500    M  250

Re-roof back of house
L 400   M 400  plus dump fee

Build walls
L 1200  M 500

Install 10 windows (priced windows at lowes at 150 each)
L  1200   M 1500

Wall insulation
L 650    M  450

Sheet Rock and mud
L  3600    M 1800

Install interior doors, window and door trim, base trim
L  1250  M ? as he didn’t know how high a quality we wanted

Replace gutter and facia boards on back of house, replace board on front left porch
L and M together 825

The following is per JohnR:

Jimmy didn’t account for flooring as he wasn’t sure what we wanted.  Total so far is 15725 plus a few unknowns. He said his coming weekends are free.  Said we can pay him after one job is complete before he starts the next one.  Available this weekend to work on upper unit items.

Met at property at 9am with contractor.   We discussed options for the property, total rehab of the downstairs…  We are supposed to hear something on Monday, how much it will cost, ect.  The grass is very high and needs to be cut,  will work on that this week.  Contractor confirmed with members that he can make downstairs unit a 3 bedroom.  We discussed the following capitalization rates  based on a total rehab of the downstairs unit and 3 different price points: 

Bob and JohnH rented sander from Lowes… started
sanding the upstairs room… Per the instructions, we
had to go over it 3 times…  It was an all day job.
We are awaiting input from JohnR and Donnie as
what color of stain (if any) that they want to use…
We spent approximately $200 on supplies for the
project.  We started work about noon and wrapped up
approximately 930PM. Below are some before and after pictures of the project.

BEFORE PICTURES

AFTER PICTURES

Still no word from Plumbing Helper regarding no water to the kitchen…. I think it is pretty safe that we should expect to pay extra for this,  considering there job was only to do the bathroom….   So it will be an additional expense,  just not sure how much at this point… Should hear something soon.  Will post details once I find out.  Right now,  I would like to get the door installed and the soffets/gutters fixed.  John,  can you email me your contractor’s number so I can make arrangments,  or can you speak with him? We are close to getting this rented… The company needs the income desparately….