All Forum Posts by: Kristy Farmer

Hi @Brian Childres-

The market prices have gone up considerably over the last two years. The increase in year-round tourism is better. Feel free to send me a message if you're in town, and I can tell you what I know. What are you looking for? Something to rehab and update would be your best bet so that you can recoup that value. Galveston itself is street by street. There are very hot areas. Out on the west end is beach rentals. In town near the beach you'll get some off-season action for events. It is getting saturated here and there is a lot more competition in the last 5 years. I own a duplex and am close to the beach and pleasure pier. I live downstairs while finishing up the upstairs active STR. I will make this another unit downstairs and move onto the next property.

@Alanna Schroeder

Galveston, Texas

@Noah Jones: Yes; I'm definitely aware that I'm not touching it or dealing with a small job.  I don't think it's better to get each specialty (electric, plumbing/gas) over here on this one.  I won't probably be playing the GC role on this one because I need it done properly.  They will call the company back and discuss needs before it's started construction as well.

@Mark Fries: Why would it cost 20 to 30 K? I didn't anticipate that cost for this unfinished laundry room? I know how much the plumbing, electrical, and gas would be as I just redid a bathroom in this house. I am moving it because it is the best way to deal with this situation long-term. I am living here and was sick for the past couple of months. I have already determined where the laundry sits in the house is where I will add the half bathroom, which is the reason for adding a laundry room. These plans were already here to get my 20% equity, refinance, and reuse the FHA program. So that's where I'm coming from with this project. I do have to speak to someone in construction that is familiar with HVAC installation requirements, and this will require permits for the work.

@Wayne Brooks:  Thanks for that.  Yes; I also found out last night that the coil in the one they installed is meant to be horizontal and not the v coil he spoke about.  I will call today and discuss this with them as they will have to exchange that unit.  He spoke about needing 14 feet for the plenum and furnace along with ducts to be positioned vertically.   I have a very small yard and there is no room for a horizontal direction.

The unit is a two stage XL80 Trane gas furnace.  The condenser unit is separately placed outside.

Hello fellow knowledgeable BPers-

I have just had to replace entire HVAC unit due to mold.  I bought my upstairs, downstairs duplex last year.  The HVAC system was laying on its side underneath the house and moisture, flooding, humid Texas environment really did it in.  There are no considerations inside the downstairs unit.  It is not feasible to place it upstairs in this 1914 house.  I was discussing space requirements just now with the installation crew.  I will be building out my back of house and adding a laundry room addition on the back of the house.  We discussed moving the HVAC out to the corner of the new room.  I was told last night that I would need at least 14 feet to clear the unit in an upright corner and a 3' by 3' space.  I am not sure if this is best placement or if it could lay on it's side at the ceiling of laundry room.  Nothing currently exists and I haven't spoken to contractors.  I may have a 5 foot by 13 foot area to build out in a rectangle.  I could also add a corner just for the HVAC area off of the laundry room dimensions.  It needs to be contained in doors in a humid environment.  I know I will need additional ventilation in the room as well.  Is this the best placement or could it be on its side and have the ducts run underneath the house?  I am brainstorming right now until I find someone qualified to do the work.  I will make them call the installation crew with the company as I have already purchased the entire system replacement.  I am just waiting to get the room built for placement and they will come back and move the location of it from under the house.  This is gas and a furnace as well.  I know I will need water, gas, and new electric ran to supply it.  Any ideas or additional considerations would be greatly appreciated. 

John Oliver Mendoza : I recently went down this path. I changed from a fourplex to a duplex for insurance costs. My lender informed me that as of September 1st my income on my primary residence no longer qualifies on my DTI. It actually works against me. The change was related to 2 years income from taxes alone or living more than 100 miles away. I lost the first deal due to texas windstorm policy and commercial fire policy costs. Definitely speak with a loan officer in your area. Otherwise, it was easy to do. If you're trying to get out of the FHA, you need to refinance after achieving 20% or more in equity. This new loan may have seasoning requirements. Good luck!

I have to agree that there are so many variables right now. I'm in galveston and flooded in. We are dry here. All evacuation routes out on land are inaccessible currently. It's supposed to rain more. Both the San Bernard And the Brazos Rivers are overflowing now. I worked the FEMA mission in Baton Rouge,La for floods. They don't bring non-essential and civilian workers into a mission until it's safe. Emergency personnel are working and have additional assistance coming from LA! I also went through IKE. Conditions were so bad that it was 3 weeks before they let us back onto the island. That means a lot of loss by that time with flooding. About 10 or more of my friends off the island and just north of me are currently headed to their second level or attic. This is too widespread to tell. Usace Galveston District will post on Facebook and provide up to date information on the mission. The Corps of engineers supports FEMA. They are handling the emergency operations from galveston. I'm still praying for my friends and family on the mainland! Rockport looks much like IKE did for us in galveston, in 2008.

@Timothy Church:  I go back to work on Monday till 6 p.m.  Unfortunately, I'm taking off at the end of the week so my schedule is set.  I'll check in with you when I'm down there next.