All Forum Posts by: Bryan R.

http://www.doh.wa.gov/CommunityandEnvironment/Contaminants/DrugLabs

@Adrian Buck 

That house is in a ok neighborhood. Not bad, not great. It is on kind of a busy street. It is not so near the base that I would consider it automatically a military rental. I agree with Tim Holmes in our area $1/sqft often gets quoted up to X price point. Though there is considerable variance.

Thomas Bros appears to offer a custom map feature

http://stores.thomasmaps.com/maps-on-demand-1/

Another option would be to talk to local/regional planning department. They always have great detailed maps.

Costar is probably the best resource available for commercial, but it is pricey.

I would walk. At 190k  you're basically break even. I think you can exit the contract and get your EM back though.

The FNMA short sale restrictions likely recently got presented to you as contract addendums and not part of the original contract? If so I would use that as a basis to exit and get your EM back. 

@Nghi Le 

Couple of things at play here with Federal and State taxes.

For the IRS if you pay your contractor more than $600/year for services you will need to 1099 for the amount you paid them that year. Before you give anyone money you need to be getting a w-9 from them. Bottomline - be very clear about whether your contractor is going to be 1099d for the cash payment. If he isn't paying the taxes, then you are. 

At the state level your contractor should be collecting sales tax from you and turning that over to DOR. Cash payments are a way around that. Be careful of collecting receipts that don't reflect sales tax being paid - bad for you come audit time. Cash payments requests are also big red flag that this guy may not be in full compliance with L&I either. Have you checked his account status? Does he appear to have employees? You could be on the hook for unpaid premiums and other liabilities. There is a lot of good info on L&I's website.

I'd make sure you are getting lien releases too from your GC and all subs.

For myself cash payments aren't worth the risk and headache. Everyone gives me a w-9 and invoice before getting paid. Paying sales tax isn't fun, but is part of the cost of doing business. I know far too many guys being audited to want to run the risk myself.

Have you considered a double swing gate? Or using a steel frame for the gate?

REAPS is having a meeting in Fife on Monday the 8th

Permitting issues and building code vary by local jurisdiction somewhat, but by and large in Washington most places substantively adopt the IRC (and related codes) with some minor changes in their local building code. For the state it is the 2012 IRC (http://app.leg.wa.gov/wac/default.aspx?cite=51).

See also state amendments: https://fortress.wa.gov/ga/apps/SBCC/

Reading the IRC can be daunting. It is enormous and abstruse and hard to search and very poorly written. When you just need simple stuff and not in depth technical requirements there is a great little book called Code Check. My version is based on older version of IRC, but probably still the same for vast majority of stuff. Anyways when I turn to reroofing section of Code Check it tells me that up to 2 layers is acceptable, anymore will require a tearoff (with some limited exceptions). That has been code for years and years, for your contractor to not know that would be a significant red flag. And of course as Jon mentioned also subject to roof decking, structure, ventilation, etc...being adequate.

For further clarification then you can then check Burien Building Code for any amendments they may have adopted to the IRC. Or just call the planning department.

http://www.burienwa.gov/index.aspx?nid=667

Reroof permit in Burien is $106. Ask you contractor for copies of this permit, and all permits he pulled for the project. And while you're at it go on L&I and verify his license and workers comp status. When you can, be there for permit inspections - you'll learn a lot.

For the size of that house a tearoff and reroof should be cheap. Less than 5k. Another option would be to get a roof cert. Though I think they are kind of a scam.

K&T wiring is allowed. I'm not sure I know where to point you that says "K&T is allowed!", I can't point you to anywhere it says it is not allowed either. Main thing is get an electrician to check it out an give you the all clear. An easy check for you regarding your contractor - check the receptacles. Ungrounded receptacles need to be 2 prong or if GFCI receptacle need to have a little sticker on them saying "ungrounded". 

Electrical rewire cost is hard to say without seeing the property. Sounds like from your post you already have an updated panel which is good. Rewiring after completing the rehab is generally going to be a bit of a nightmare just because usually it also entails drywall repair, paint, etc.. so I would avoid it if at all possible. Next buyer might not be so sensitive. Also arcfaults, if they aren't already required in Burien will be very soon.

@Nghi Le

@Howard Edson 

Yes, have to have the bond and insurance to get contractors license. Cost isn't that great, should be less than $1000. Shop around some insurance brokers for quotes. I know lots of guys skate by without getting licensed, but first time offense is $1000 fine and could be a big headache if you were operating without permits too. Easier to just get it, cost of doing business.

@Sean T. 

Possibly. Practical issue of how the law works and who exactly needs to be licensed comes up often (personal, LLC?, multi-member LLC, sub-LLC...). State want the owner of the property being flipped to be licensed contractor. I get hit with it often because my name is spelled wrong at L&I, so when they check they don't find my contractors license.