All Forum Posts by: Alex T.

Does anyone have experience with a complete rowhouse demo? I'm trying to get a sense of the timeline. It sounds like you can submit the demo zoning and permit applications at the same time. Approval happens in approximately 15 business days. Upon application submission, you get the public demo notice, and this has to sit in front of the property for at least 21 days prior to commencing the work (which I guess is equal to the 15 business day permitting/zoning approval process)? There's no public hearing, right? Assuming it's not a historic property, or protected in any other way, as long as you fill out a proper application you'll be approved? Can you pay for the 5 business day acceleration (which obviously isn't worth it if you still have to provide 21 days of public notice)?

Can you go after an EZ Interior Demo permit to begin non-structural demo prior to receiving the complete demo permit?

Lastly, can you submit zoning/building permit applications for the new construction project at the same time as the demo application?

I'm piecing this together from a few different sources, so any help/clarification is much appreciated. Thanks.

Interesting. Trying to understand this...so you now need a driver's license tied to a property to apply for EZ permits? How does this make sense if you just bought a house and are renovating it before moving in? How would the city know whether you intended to flip or move in post-renovation? Something doesn't make sense.

Let's say this is actually true, so you can't get EZ permits if you don't have plans. This seems like a big deal. Oftentimes my jobs are big enough for plans, but I always start a job with an EZ alteration permit to get non-structural things moving while the plans are getting drawn up. Also, does this impact EZ Demo, EZ Electrical, EZ Mechanical, etc.? Anyone have more info on this??

Does anyone know what the general process is to get approval for adding garage parking to a new construction rowhome? The property in question is on a single lane street without on-street parking, virtually all neighbors have garage parking, and no street trees will be impacted. It seems like I'd be approved for parking if I went through the process, but I can't wait 4-6 months to get a variance granted prior to starting construction. Does anyone know if I could start construction before getting the variance...and then if for whatever reason parking isn't approved, I'd convert the space? Or would L&I not approve the plans with them showing parking? It seems like I would definitely get approved for parking, but again, I wouldn't do this project with a 4-6 month wait. Any info on the process for parking approval would be helpful - thanks!

@Vincent Taylor I think the point is that you wouldn't be able to dig down with modern footers (without benching or underpinning). Now that I've seen a decent amount of these stacked stone basement digs, I've never seen anyone dig down with a more modern CMU or poured concrete foundation...but then again, these type of foundations typically have full-height basements, so it's not an issue. Maybe there's more to it, but that's my guess. 

For those who are interested, it seems like 1.5-2% is the lowest my KW franchise will allow me to take. And I believe one transaction per year can be completely waived if you meet the commission cap. As all of you pointed out, it definitely varies, and it's entirely at the discretion of the franchise owner.

@Connor Williams Thanks for the input.

Does anyone know whether KW has a minimum allowable commission that their agents are allowed to take? If I'm selling for a family/friend, can I take 0% commission, or is there always a minimum?

@Justin McElroy Sure...500k purchase price, projecting 450k demo/build, ARV of 1.2M-1.3M. Approximately 3% fees on the buy side, 20k carrying costs, and 6% fees on the sell side (I am a REA, so this is reflected in the 6%). It's certainly a lot of money to tie up, but it'll be new construction in a great area, with parking, so I feel decent about it even if the market slows down before next summer.

@Bill Plymouth Thanks. I think that sounds like a reasonable range. This house is pretty small, although it's 3 stories. 

I'm looking at my first new construction project, and I am curious what people think a total demolition of a typical mid-block row house costs in center city Philadelphia. The access is relatively easy. It's a three-story house, around 1450sqft. My gut renovations have been 6-12k for demo, so my guess is around 25k to knock the structure down and dig up the foundation. Does anyone have experience with this? Thanks!