All Forum Posts by: Charlsi Kelley

@Genny Li I am so impressed with your knowledge- thanks for sharing and explaining this so that I can understand this more in-depth! I am definitely nowhere near as proficient as I’d like to be with “building science” but am learning as I go along here! I think the advice I have received on this thread will end up saving us thousands of dollars!

@Kris L. Nope that was just for new ductwork!

@Dave E. Thanks so much for your thoughtful response! While the idea of crawling around under there with a flashlight doesn’t exactly excite me, I would like to see it for myself. Perhaps our contractor can work with me to come up with a more affordable solution like you suggested. I will keep you posted on how things develop and appreciate your help!

@Dave E. From the inspection report:

“Staining on the crawlspace walls and evidence of lign to heavy microbial growth on the wood framing indicates that the crawlspace experiences periods of seasonal moisture increases. Lack of ventilation allows for the moisture to build. If left unchecked wood destroying fungi will promote deterioration of the wood floor system. I recommend review of the crawl space by a qualified crawl space moisture control specialist” “Several areas of damage / deterioration noted to the floor framing from moisture problems. (Lack of proMENU crawl space ventilation caused by the HVAC duct work ) The area is heavily stained with some deterioration noted on the sub flooring and floor joist. I recommend the ductwork removed from the crawl space and repairs completed. I recommend the HVAC moved to the attic.”

@Victor S. The ductwork is about 20-30 years old and both the inspector and the foundation company said the condensation from the ductwork lead to the damage over time. I don’t think there would be an alternative to replacing the ductwork. The subfloor is rotted through in some areas so it will definitely need to be replaced in those spots. I can probably get away with only replacing the worst if the joists- or at least sistering them for now- Is that the correct term lol!?

@Dave E. I appreciate your input! The general inspector thought the moisture damage was due to the ductwork under the house sweating and the home doesn’t breathe enough. Over time the condensation has caused the wood to rot. There was also some mold growth. I should mention we are in South Carolina so I am sure that heavy rains/ high humidity has contributed over time as well.

@Kris L. Thanks kris!! Hopefully you were still able to make a nice profit on your flip?! Do you remember what type of company/contractor you used? I have a quote from an HVAC company for the ductwork and a foundation company for the joists/subfloors but thinking those “specialists” probably charge a premium.

@Jon Spisak I agree getting it all done while the property is vacant is ideal. The floors throughout the home are solid hardwoods in perfect condition so I’m having everything replaced from below so we don’t have to rip up the floor I am sure that is adding to the cost

@Marcus Auerbach I agree I wasn’t expecting this price tag either I just had the first quote and this was from more of a residential service business -I’m sure with high marketing costs passed on to traditional homeowner customers. I will shop around thanks for your input!

Hi BP! I am under contract on a property that has numbers potentially good enough for a brrr. We are under contract at 300k and ARV is 430 bast on very similar comps in neighborhood. I had a budget of 30k rehab to do the necessary updates to get to my 435k target ARV. Hone is in excellent shape - new roof, floors are perfect- just a time capsule from the 80s. However, the property has 4-6 rotting floor joists and needs new subfloor in some sections. The cause is apparently long-term moisture damage from the ductwork that runs in the craw space rather than the attic. Yes we are going to push for a price reduction but in your experience should I do all of these repairs all at once before tenants move in? Should I do them in stages after I can save up some cash flow/refinance? I don't believe any of these will add to the value of the ARV:

1. Replace joists, subfloor (appx 14k)

2. New ductwork (8k)

3. Encapsulate crawl space (8k)