All Forum Posts by: Jim Adrian

I did this for my SFH but it was only 2 doors. I have them keys as well. I have a my code and they have their code for the door. You know when the batteries are dying. I have a kwikset on my sfh and my home. They work great with no real issues. Its been over 9 years and counting at my home and 6 yrs at the rental. New batteries once a year. Cold weather tends to eat the batteries it seams. Always replacing them in January it seams.

Hard pass.  Been burned on this one.  When the tenant makes repairs that are less than quality or not to your level of satisfaction is where the problems starts.  Having 3rd party repairs removes this issue and keeps it at arms length away.  

Here is a good resource.  

https://blog.militarybyowner.c...

The federal law is called "Servicemembers Civil Relief Act" (SCRA).   Link to law below.

https://www.justice.gov/sites/...

In todays market.  NO!  Inflation is the #1 reason why architects cant give an estimate right now.   Rough Order of Magnitude (ROM) is the best we can do.  Also there is way too much work available for contractors.  They are able to pick and choose what they want to build, aka Name your price.     Inflation example:  Monday my curtainwall was $110 to $120 a square foot and Tuesday my price jumped to $140 to $150.  How can anyone budget or estimate a project?  

Start with a new piece.  First look at the install instructions on the glue and plam.   You may need a different surface prep due to end grain of the plywood or mdf substraight as it may need to be sanded.  

If its hardwood...  then sand it and refinish it.  Peel and stick will not last.  With hardwood floors have them retouched (buffed and clear coat) every 5 to 10 years or based on wear or scratches.   This will make the floors last forever.   This is the step people don't do or know about, which leads to a complete refinish job. 

Erentpayment

@Jody Sperling

As others have pointed the reroof has potential issues.   If you were starting from scratch and working upwards.   Start a the deck. Add vapor barrier,  add insulation (R-30), add cover board, add edpm roof membrane.   The reroof is causing a vapor barrier problem as now you have 2 vapor barriers in the same plane and traps moisture between the 2 layers.   

epdm webpage - https://www.firestonebpco.com/...

Brochure - https://www.firestonebpco.com/...

You could also have a Modified Bitumen roofing (aka rolled roof).  https://www.firestonebpco.com/...

I would solve the water infiltration problem first. This is what was causing the internal decay. To answer your question about the condensation / moisture issue. If you are condensating on the inside may be due to not having enough insul to allow the dew point to happen within the insulation.   Assuming you are doing a drywall ceiling you need to ventilate this space some how and treat it like a crawl space, is one option.  The other is to not add any insul to the other under side and leave it be.  Nebraska is on 2018 International Residential Code. https://codes.iccsafe.org/cont... (free online codes)

Look at N1102.2.2 old reference R402.2.2 Ceilings without attic spaces. (this is what you have)

I would call a security company and have them walk you thru what is best for the property.  It may require getting internet but its just the cost of doing business and securing your property. 

I will echo what @Nik Moushon has said.  

Architects don't walk way from projects once its designed and bid is awarded.  They also provide Contract Administration (construction observation and or inspection) for the owner.   Some of this comes down to what is the architects contract or scope of work with his client.   Architects can review pay apps, review schedules of complete, answer questions for the contractor, review shop drawings.  

Whatever clause you add the contract it must be measurable to be accountable. I am a big fan of liquidated damages and bonuses.