All Forum Posts by: BOB CRANEY

@Danny Mak

The total cost of any job is the materials plus the labor plus a mark up by Contractor. The most you can save is the cost of the labor and the contractor markup. You really need to value your time in a certain day or hourly rate so you’re properly accounting for the time spent doing the work.

As a former contractor trust me when I say no Contractor really wants to work next to his home a client. Pick the things that you would like to do or try and do those things without the contractor being involved. The best way to save one working for is to purchase your own materials and have your contractor do the installation. It’s a lot easier when you hire specific trades like painters or tile installers Who are used to just providing labor. You can still consult with them on a materials list for the jobs and what specific things you may need.

@Nicholas Standford

To save anything over what a window contractor is selling, you need to know the price of the windows and then the labor to install. Search your area for a window manufacturer who makes custom vinyl windows. Most will have 3 price levels based the quality of the features. Most manufacturers charge the same price for any sizes up to 101 unit inches, which is the width + height.

Once you price the windows, most of these manufacturers will either also be able to quote the install labor or refer you to installers. These guys are experts and are usually charging $65-100 per window to do a complete install unless you have a siding or interior related issues.

Your only going to be able to save the contractor profit unless your going to install them yourself.

@Bryan Mitchell

Go straight to a fabricator to cut out the retail middleman. Ask to see the cheapest slabs they have and see if those colors will work for you. Granite pricing is based on how rare it is. If it’s cheap that means there is a strong supply of it from multiple places. Take your kitchen drawings and price it both ways.

I have done several kitchens with high end laminate and Also used the laminate as a full height backsplash under all the cabinets. Works great to keep the backsplash from getting messed up from sloppy cooks who use a lot of grease or oil when cooking.

I always have my laminate tops made and install myself, so I save that cost. I could not do that with granite so it would not be as competitive overall

@Ani Kap

Harrisburg is a good sized city. I guarantee there are multiple companies than specialize in slab jacking/leveling. Google it and call 3 for quotes. Watch the YouTube videos to see how it’s done so you know what you getting in to if you want to attempt it yourself. If your not handy and don’t have all the tools, this is not something to attempt unless your adventurous.

Also I would try to figure out what’s causing the settlement or bucking to keep it from occurring again. Tree roots are a common cause of bucking but sometimes cutting them out will eventually kill the tree.

@Marisa Alvarez

I you have a chance to upgrade your disposal, go with the heavy duty model with minimum 5/8-3/4 HP and stainless steel grind chamber. Those cheap entry level Badger disposals are pure junk and won’t last and rust badly. The heavy one will grind up a lot of stuff that shouldn’t have been put in there in the first place and the cost difference is a lot less than a plumbers trip charge and 1 hr labor.

@Kimberly Kesterke

If you are not already doing it, switch all your properties over to LED bulbs. They are very reasonable in price when you buy in bulk. Tell the tenant you will help out this time and only go when it’s convenient for you unless she wants to pay a trip charge. No average tenant will pay you $35 to change a $1.50 bulb. If you only own a handful of units, this is a also a good way for you to get eyes on the inside and maybe check out some other maintenance items while you are there.

Also, not sure if this is a multi unit property, but if there is any lighting in a common area, those are your responsibility.

@Forrest Williams

But a sheet or 2 of the same backsplash tile and cut out a few of the same sized Long skinny pieces. Use them as a border along the outside edge of the backsplash tile. Only grout the side that connects with the backsplash tile. Caulk the gap on the left side with something that matches the wall paint color. Same concept if you used some kind metal end cap.

@Kevin Silva

Consider how long you plan to hold a house when planning the extent of your rehab. You want to use products that last a long time before needing replacement. A nice totally Rehabber property will eventually need new furnace, water heater, roof, flooring etc.

There are many components of a property where it makes sense to go with a more expensive option that will last longer or have a better warranty period. If the labor dispute a the same to install crap as it is quality materials then get the best value you can.

Tenants stay longer in a property that is just a little better than the “Average” apartment. There are many ways to provide a high end look on a value budget.

@Ivan Loza

Get a law firm involved who specializes in collections. There is a lot of stuff that has to be done correctly to get a garnishment on wages. Even then, once you start collecting people switch jobs and you have to start all over with the garnishment. Many times, your not the only creditor coming after them so they go dark after getting hounded for a while. It will take many years to collect all your money if you can get the garnishment set up. Learn to screen better and maybe do quarterly inspections to Verify the interior conditions before it gets out of hand. If you follow the letter of the law and stay tight in a non paying tenant, they should never be into you for more than 45-days rent, and hopefully you have some SECurity deposit to mitigate that.

@Jennifer Rysdam

I use Bipass doors with some upgraded heavy hardware and a larger finger pull cup. Stronger roller wheels and heavy duty door divider at the bottom will last a lot longer than the cheap stuff many kits come with. Make sure the door slabs are adjusted level and hung correctly and they should be trouble free for years. FYI make sure your painters don’t paint the tracks or the metal parts.