All Forum Posts by: Jay M.

@Sue Hough  Thank you for the reply.  Oh, I wouldn't invest my own money for the joint venture it would be financed 100% by the land owner.  I would potentially buy a lot at market rate for my own investment / build separate from the joint venture.

As for any joint venture I am wise enough to know to consult an attorney.  Fortunately two of my customers are attorneys specializing in real estate / construction.

Hello All, I searched the forum and didn't see anything that exactly matches my question.

I am an architectural designer and before that I was construction super.  I recently built a spec home (design / build) and it worked out really well. My experience is therefore 38+ years in construction with 24 of them primarily design.

I have been approached by a subdivision landowner about building homes in his upscale development.  He would supply the lot and financing while I would build it for a discounted rate.  To subsidize this he would sell me a lot(s) so I could build my own spec home (financed by me) to make up for some of the "discount" I would charge to GC his projects.

My question is this......  What would be a fair split?  50/50 after the lot is paid for (at market rate)?  If this is the arrangement it would be a discount over what a typical builder would charge as a GC. 

Thank you!

Always get a permit.  Especially anything to do with electric, plumbing or gas fitting...  Did you know most insurance policies are voided if improvements are not permitted?

Gaspare.........you are dead on.  I belong to a few forums (expats in Italy - etc.) as well as hold dual-citizenship.  You think bureaucracy is bad here it's almost like the old wild west compared to getting anything done in Italy...

 I was a carpenter (framer, roofer, sidewaller) for 17 years full time before I switched over to design (which included the 2 years of commercial roof estimating.

@Matt Groth   I'm with you.  I have to frequently temper my outlook because a carpenter / builder thinks one way while an investor has to tone down the "quality" a bit....  Otherwise they'll have the best rentals bringing them in little or no money.

If you're replacing a roof one would think that it failed correct?  That means it's been leaking for awhile correct?  If it's been leaking for awhile chance are there is roof decking that is rotted and compromised.  Roofing over compromised decking is a hack job.  Yes it's my opinion but it's pretty hard to argue that what I just said isn't true. 

Here's a test.  Ask a professional roofing company what is the average number of plywood sheets (or planks) replaced during a typical re-roof.  When you get that answer that's my argument.  And yes, as well as having been in the trades 37+ years I was a commercial roofing estimator for a couple years for a commercial / residential roofing company so I know the sheet count is usually over 1/2 dozen.

Are you wrong when you say a quality roof can't be installed over another one?  No you're not.  But...the chances are too small for a real craftsman to roll the dice.  Now an investor that doesn't have a conscience and will sell in a couple years?  Maybe it's good for them.

Option #1 is a hack job / band-aid.........  Going over an existing roof is a hack job....period, no discussion. Is it possible to get a quality job going over shingles?  It's possible.........It's also possible for me to walk across a 5 lane freeway without looking and not get hit.  Odds are about the same....

  It also includes caulking around the pipe jacks not replacing (hack job x3)....   The pipe jack boots usually fail before the roof so I'm sure they've already failed if the roof has.  Since option 2 lists new ridge vent and option #1 does not it leads me to believe they'll go over ridge and not vent it?  If you have soffit venting and only ridge vent at present not gable vents then you need to vent ridge.

Coil nails just mean they're using a roofing gun.  The nails for the guns come in coils.

Both options list 3-tab shingles.  Check you neighborhood for like houses.  If they're all using the "architectural type" shingles rather than 3-tabs your house may stand out when going to sell as an obvious "cheaper" option that jumps out at you as soon as the buyer pulls up.  I don't know about the area in AZ you're in but within a 100 miles of where I live in the northeast I couldn't even guess which decade was the one I last saw a new roof being replaced or new construction using 3-tabs...

If anyone doesn't agree with my personal opinion that going over a roof is a hack job I'll outline my argument if you would like....  I figured most would agree and  I could save some typing..