All Forum Posts by: Patrick Orefice

@Lauren McCarley

There isn’t anything wrong with the plans you can get online, however, they likely won’t get you a building permit as you’ll almost always need the sign/stamp of an engineer or architect. If you found a plan you like, you should bring it to an architect for review, adjustment and detailing. Each jurisdiction has different requirements for permits that the website likely won’t be able to accommodate.

@Kelly Halloran

Charleston is a very diverse investment area. Neighborhoods can definitely vary greatly. I’d reach out to @Troy Gandee. He’s a great agent in town, specifically focuses on investor clients, and will be able to give you some great insight.

@William Coet

Hi William. I wouldn’t trust any predesigned drawings. They likely won’t be specific enough for you to get a permit and will cause issues with construction. It’s a headache you don’t want.

You’ll want to hire an architect to help you. Even though you’re looking for a basic duplex. There are many complexities within every building and jurisdiction.

@Jonathan Feliciano

As Allan said, the first thing to do is check with the zoning department. Many single family homes will likely not be zoned to become multi.

If zoning is good, speak with an architect. Each house is different and may require a different approach to add units (split the existing house, add on to back or side, add a story, etc). Other zoning laws, i.e. setbacks and parking requirements may come in to play as well. Also you will have to decide whether to add water and electric meters for each unit or keep the single.

As always just make sure all the numbers work.

@Cindy Chan

Often this depends on what you’re rezoning to and from. Most towns and city have “Future Land Use” maps. If the rezoning fits in with this plan, the process can be straight forward and you could potentially handle it yourself (following the jurisdictions online instructions).

If you’re not comfortable doing it yourself, an architect, attorney or civil engineer should be able to help. Often an attorney will be the most costly, but if it’s a super complicated redone can beneficial.

I’m happy to discuss in further detail if you’d like to DM me.

@Lakeither Garner I would agree with the lender. It’s tough to buy/sell a property that doesn’t legally exist. It’s also difficult to value if a legal boundary isn’t set.

If you’re owner financing the lot later, could you owner finance the house lot while you begin your rehab and get the private money, if needed, after the subdivision is final?

@Johann Jells

You can paint the cabinets with the right paint. You’ll also want to sand the laminate so the paint sticks better. This wouldn’t be a long term scenario and it would be better to replace the cabinets, especially if you’re in a gentrifying area and planning granite counters. Redoing the cabinets without moving plumbing and electrical is fairly straightforward.

@Keith Everette Smith

I think development can be a great way to go, however, there are more costs associated with new builds. Things like water and sewer tap fees, subdivision review and fees, increased design and engineering, etc. Make sure you have done your research with your City’s planning and zoning ordinances. As long as the numbers work, the strategy is good.

@Troy Gandee thank you for the referral. I am doing quite a lot of residential work and moving away from commercial.

@Deborah Gilbreath I’d love to talk to you about your project in Sumter County. Please DM me if you’d like to discuss!

@Robert Lei

Hi Robbie, I think you’ve got a great property here. I’m an architect and investor in the area. I think there’s value add in the units with what you’ve described and could go even further. There are ways to help with the sound between units as well. Let’s connect and I’d love to discuss it with you.