All Forum Posts by: Danny Kay

Rockwool safe-n-sound is a good first step between floors. If you want to take it to the next level that would incld safe-n-sound + resilient channel. The insulation helps with sound transmittance, and the resilient channel helps with vibrations. This can be done on ceiling assemblies and wall assemblies. There is more than one way to accomplish this, but I like this because it doesn't take specialists to install, just a little guidance and normal drywall and insulation crews can do it. Worst case you could use more of a punch list kinda guy to install the channels before drywall, then just babysit the drywalls to make sure they don't screw into the structure above.

Of course you can take sound reduction even further, but budgets rarely allow for that.

If you are living there a long time, here are some common things people over look: 

1. window/door package

2. waterproofing details

3. building materials

4. air sealing/ indoor air quality, energy performance requirements

5. sound reduction

6. site challenges / site advantages

The average person chooses more square feet, and more expensive finishes over performance and durability. You should start with a budget (don't forget soft costs, they add up), then decide how you want the home to perform, then everything else. A good designer/builder can help you here. 

Land cost seems wayyyy to high, and development cost seems wayy to low. Even if they are accurate numbers, the deal doesn't pencil at the low end of your projected sales price.

Hire the right team, AND have entitlements in place before close on the land.

Consider more traditional A&D lending, 500k down with the seller seems steep. 1 year max is asking for trouble, especially if the clock starts ticking before entitlements and permits are complete.

 I don't work in renovations. But I bet since you have structural work, that is one of the reasons. I have some architect friends that have done decks for City of Atlanta, not sure if it was client or city driven though (even small projects seem to need design professionals).

I bet Atlanta is just sick of the nonsense they see trying to review projects with no design professionals involved, they review soo many projects that it may be a good way for them to increase their review efficiency.

Once your architect and engineer is on board it should smooth out. They have been taking around 5-7 business days after resubmitting plan comments, although with an entire new set of drawings it would not surprise me if it takes considerably longer in your case. Once you see everyone has approved in accella, you will get kicked into a final "plan coordination" step, that takes another handful of days it seems.

 City of Atlanta requires architect and structural engineer. My last couple permits were right around 6 weeks with minimal comments.

Thanks for the info @Jay Ragland!

Nice Project Jay. I haven't done a project like this, but I have always wondered if you are using existing footings (or are those new, cant tell, concrete looks a little clean to be original) and then you are keeping the existing perimeter stem wall/ and some framing. At what point is it considered new construction, versus reno? I have heard if you use existing footings, you can take advantage of a non-compliance lot(in terms of setbacks), any truth to this?

 Its a very common mistake, which is why good AE service contracts stipulate exactly how you can and cannot use the documents. You are hanging your hat on "copies of the documents to be included". Gut feeling, it isn't going to be worth your time and you will be ok'ing them to use your design. Your plans should have been stamped with "not for construction", and your contract should have explicitly said "drawings are included for reference only, drawings are NOT issued for construction, should owner wish to use drawings for construction they may be purchased for $x plus any changes at our standard hourly rates" (something along theses lines that makes it very clear your intent).

I would probably play chicken with them a little just to see if they back down, but no way would I show up and burn time/money in mediation/court in this case.

I like your work, will be reaching out next project.

I feel like we are missing  a substantial part of the story somewhere. What are the damages?

Why would you have to agree to assign the rights OR to mediation. What part of your contract requires you to enter into mediation over something you claim isn't in the contract? 

I would have your attorney review make sure you are in the right, and then respond accordingly. I would not sign up for mediation unless I had no better option.