All Forum Posts by: Jim Adrian

Yesterday at work I found this great link on building product lifespans (see below).  This will help answer some of your questions.  As for structure lifespan, usually some other event/issue causes a building to be torn down like seismic or natural disaster.  I would expect to see 50 - 75 years. At some point you will need to do a major renovation of hvac, plumbing, interior finishes but that was already assumed.  Do a quick google search for "building life cycle span" and play around with the wording too.  I know this link is US based but may be relevant for Japan as well.

https://icap.sustainability.illinois.edu/files/projectupdate/2289/Project%20Lifespan%20Estimates.pdf

@Jarod Clayton Not a big fan of laundry in the garage either.  Is this for a flip or rental?  I bet there are some creative ways to relocate the laundry but need more info.  Is the basement an option?  Second level?  Is the bath roof a half bath? Lose the bathroom?

I would look at functionality first.  You can offset a pantry if you have 36" tall upper cabinets, pending quantity.  I think we need a picture or a sketch.  If the garage is over sized and had room for this it would be ok but if you are losing the ability to park a car in there, then no. 

I would have a contingency plan of 30% over the bid or initial budget.  I know this is high but its a small project. 15 - 20% would be in normal range.  Small projects have a high cost per sqft when people start looking at it this way.  My commercial work I carry a 15% contingency but I am dealing with multi million dollar projects not houses.  There are a lot of little or different areas of work going on.  Im guessing here but it looks like 500 sqft of house damage and repair needs.  Say we throw $150/sqft that means this is $75k project.  Even at $75/sqft you are at $37,500.   I would ask the contractor for an itemized bid.  Looking at my RSMeans 2014 Cost Estimating book for a new Apartment Building quotes $92.50 per sqft (average) excluding location factor.  In California I would think is higher.  I don't have the residential book to be able to give you better numbers.   So 500 sqft x $92.50 = $46,250 and this would not include any demolition work.  A 30% contingency would be $14k range. 

I like tile in a bathroom but laminate works too.  You can go to a tile shop and ask what they have on close out. 

check local code.... You may have a max deposits of 1/4 the rent. Nebraska is this way.

Assuming you are talking about the attic insulation and not walls.  Walls can have blow-in insulation as well. Most importantly do not have 2 vapor barriers in the same plane.  This will create a condensation problem with in the insulation.   You can add either blow-in or batts direction on top of existing insulation. Per IECC 2012 Residential, 38R is required by energy codes.  Verify what local codes you need to follow.  Make sure you still have adequate attic ventilation. 

I think the aesthetics look good as this has become trendy. I think it will stand the test of time and not look dated quickly. The  only complaint I have and I cant tell from the pics is if the one kitchen has upper cabinets as well as shelving?  I think some open shelving is ok but not my preference.  I think / feel you should have some upper cabinets for dishes or food that should be hid away.  It looks like the second set of kitchen pics is a different unit?

@Jane Jones 

Did you ever think the lowest price is what it's listed at? I think you may be barking up the wrong tree on this topic.  Have you ever thought about buying a house? You have a great credit score of 800, where it should be a problem to get a loan.  A mortgage payment is cheaper than rent!  Good Luck

Until one of your Options pays the application fee and turns in any forms required, you don't have an applicant.  The first one to pay the fee, turn in paperwork and meets your qualifications and passes a background check should get the place.  The others should be placed on a waiting list with no money provided to you.  If you charged an application fee then why did you take it from 2 of them?  I would return the fee as they should not been looked at until the first one was rejected.  First Come, First Served in my book. 

Below is one selection form I found online and modified.  I have yet to use this to screen a tenant,  I didn't screen my first tenant well.  Although I got lucky with my tenants, I did learn my screening wasn't adequate which I kind of new but was too worried about getting my house rented out the first time (my fault). Since then I developed my process from this one and must have a certain score to be qualified.

Number of positive (yes) responses to above criteria selection