All Forum Posts by: Ben M.

It's generally not allowed any more to have posts buried in dirt. You should pour a spot footing, 6 inch stand-off, with a steel bucket for the wood post. I would still use PT lumber though....

Hi Bruce is a “20 year ground contact post”considered as a PT lumber or is that a different material

0 Votes

Houston, Texas

Quote from @John Clark:

Quote from @Ben M.:

What type of lumber are installed in column posts for backyard porch. Is 20 year ground contact lumber common? What other options for lumber are available that would last longer?

Wood should never contact dirt. Spend the extra money to have the wood post anchored by cement. Between building codes, lower maintenance cost, and better resale value, do it right.

Thank you John. So 20 year ground contact lumber is okay as long as it’s anchored by cement?

0 Votes

Houston, Texas

Quote from @Ko Kashiwagi:

Pressure treated wood with ground contact is seems common from what I've seen. If you can spend more, you could use composite lumber or engineered lumber which can be more resistant

Thank you! Are the ground contact lumber usually 20 year rated or are there different ratings and any that would be more than 20?

0 Votes

Houston, Texas

What type of lumber are installed in column posts for backyard porch. Is 20 year ground contact lumber common? What other options for lumber are available that would last longer?

1 Vote

Houston, Texas

Who is supposed to install the range hoods for the stove? Does the general contractor usually do this? Is a permit required? This is for a fix and flip in San Antonio, Texas

0 Votes

San Antonio, Texas

Hello, I am working on a remodel in San Antonio, TX, and was wondering is there a code/compliance policy on how far a window should be from a stove? We are trying not to have the window right behind the stove but maybe somewhat close to it

0 Votes

San Antonio, Texas

Quote from @Matt Stewart:

@Ben M. I rarely take a draw for that very reason. If you have the means to pay for the rehab and not need to take a draw then why pay for a draw inspection. The HML I've been using lately just returns the full amount of the rehab when I sell the property.

My thoughts exactly! Thank you!!

0 Votes

San Antonio, Texas

Quote from @Charley Gates:

Hi Ben.

Why make a draw at the end of the rehab? At that point, why not re-fi with a traditional lender to lower the cost of capital (e.g., the interest rate that you are paying)?

(My apologies if I am missing something.)

Hi Charley, it is a flip so will be selling it right after the rehab

0 Votes

San Antonio, Texas

I am in the middle of flipping a home under a hard money loan. I was thinking of not making any draws until the end of the rehab since I have to pay a fee every time to make draws so I am trying to avoid the fees. Is it okay to do this or is there something I might be missing and that it might be better to make the draws in between the rehab

0 Votes

San Antonio, Texas

Quote from @Rick Pozos:

Are you talking about 1 day out of 5 or are they gone 3 or 4 days out of the week?

They should have several people working. One person on site is never quite working like he should. I can see if they pull people to another job for a day here and there, but for the most part, YES, they should be there everyday.

Please tell me that you did not pay them 10k or 20k upfront.

Hi Rick, they asked for 40% and the amount was around 18k. They are a reputable contractor supposedly so I was okay with giving the 40%

0 Votes

San Antonio, Texas

All Forum Posts by: Ben M.

Ben M. has started 141 posts and replied 294 times.

Post: Column posts for backyard porch

Post: Column posts for backyard porch

Post: Column posts for backyard porch

Post: Column posts for backyard porch

Post: Which contractor installs range hoods

Post: Window distance from stove

Post: Making draws from hard money loan

Post: Making draws from hard money loan

Post: Making draws from hard money loan

Post: Should contractors work everyday on flip project