All Forum Posts by: Kevin Branin

@Frank S. the replaced stack is 3 stories.  That won't allow us to perform a standing water test.  Im going to check with inspector to see if we can do an air pressure test instead.

I’m a landlord and I have thought about doing just this... renting and putting on Air BnB. I would have asked prior to doing this, but so long as rent is on time, let it be. Also, every time someone stays there... your place is getting cleaned. I say let them continue

Jon Holdman the tubs are existing cast iron. We connected the plumbing directly to them

I had the code inspector out to approve the rough work prior to closing the walls. He’s mandating my plumber to do a standing water test. Plumber has never done one before. The sanitary system needs to be filled all the way to the top fixture with water and let sit for 24 hours and inspected again. I’m thinking of getting the inflatable rubber bladder to plug up the lowest point on the stack and plugging the tub drain (tubs already installed), and all rough openings with a compressive / expanding rubber bung. Has anyone ever had to do this and offer advice or potential problems with my plan?

Big news! The plumbing stack for units 2, 3, and 5 is cracked!  We will need to remove cracked portion and re-plumb all fixtures that connect after.  Lender suggested that we cut the stack below unit 5, and re plumb 5 bathroom from ceiling below to prevent having to remove bath tub and upper portion and roof penetration on vent stack.  Will suggest this to GC and see what plumber says.

Lesson learned here, in a building that is 130 years old with original plumbing, make sure to budget for significant replacement. Cast Iron has a 100 year life span and this property got 30 years on top of that!

Initial Landscaping clean-up is complete.

In the back...weeded dumping area is gone, Ivy trimmed back, leaning tree in rear is gone and all bushes trimmed.

The Stumps on the side have been removed from area where we need to add access for door on 2, dogwood trees in front pruned (looking good!), and all exposed SW pipe is now concealed.

For Sale Sign is UP!

Asked landscaper to come back out to handle some of the Ivy in areas that I felt needed it removed from.

Will be out on Saturday to fix.

Electrician to be out as soon as next Wednesday to address issues. We need to discuss SOW for him, given that we have an unexpected 3-5k for plumbing stack replacement. Also, Lender mentioned that if there is knob and tube electrical work, it’s probably best to leave it. When you start cutting into it, unexpected areas can go dark. We will see what has been done to the occupied units. If the electric is redone in those unit, then we can market the building as completely rewired by doing the other 4.

Paver said he can no longer excavate due to the SW plan from Civil Engineer. Looking for new excavator.  

Next week, I want to look into gutter cleaning, also noticed that the back mansard roof is missing a section of slate shingles. Will call roofer next week for quote on repair.

Also need to find a landscaper who can do snow removal and regular lawn cutting. I thought I asked the guy who did the landscaping, but he’s claiming that those two areas of his business are not taking on any new clients.

Until Next TIme!!!

All Occupancy has been certified by the borough for the units that are ready. We have COs on hand.  Also, we now have a for sale sign out front!

We continued this week on demo and framing. Had framing crews in on Labor day to frame ceiling in 6 and added additional framing in 2.

While demoing wall in 3 for opening, GC discovered gas pipe in wall.  It runs to the Unit above and is a relic from the past; it would have been used to supply gas lights. This will be left in place and opening will be truncated before this pipe. Wall may be structural, so GC will reinforce appropriately.

Also found a lead pipe in floor of 5. Will need to follow this pie back and replace.

Rough plumbing work in showers is complete (remember this for later! It will become an issue.). Showers have mixing valves and await electrician to be able to add full green board.

That "rough plumbing work" will become an issue in the future, but stay tuned for that!

We closed on Wednesday August 9th. A little disappointed that the appraisal came in lower than expected (610k vs 700k) but we think that once it's fully stabilized, we will hit that 700 k at an 8 cap. Demo began a week later. We met with the local code inspector to see what he wanted done to the units. He seemed to be satisfied with our plans and made very few requests. He toured a unit that we have ready for rent and agreed to releases the CO with some minor modification. I learned what a tip guard is... and it's not something waiters wear in a restaurant. Should have some pictures later once I can post from my desk.

Originally posted by @Drew Farnese:

Fantastic! What did you purchase for?

 Purchase price was 291k.  It's pretty exciting to be moving into Multi Family.

Originally posted by @John Knisely:

Nice looking property @Kevin Branin, off market deal? I didn't see any recent 7 units settled on MLS.

 Yea, dealt directly with the seller.

Construction Objectives

The budget for construction is 105k for the following items:

• Fix 4 of the 7 units (5 units currently vacant, 4 needing renovation and 1 needing a tenant)
• Add coin-op laundry and storage units.
• Add driveway for tenant use. 
• Clean up exterior of property and improve landscaping.
• Refinish common area.