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All Forum Posts by: Russ Eisenberg

Russ Eisenberg has started 3 posts and replied 28 times.

Hi All-

I know this thread is old, but being an electric radiant heat manufacturer, I wanted to clear up a few things in case anyone else stumbles on this.

1. Electric baseboard heat, and in floor radiant heat are VERY different. Baseboard heaters are very ineffective because they are a very local heat source that may have fan (may not) but need to move that heat around the room and they don't have a good way to do it. Just like a forced air system, you are dumping a lot of heat into a room in one spot and then having to stir the whole room up to distribute the heat.

Electric in floor heating spreads the heat source out across the room, and then directly heats the occupants and surfaces. If you buy a 1500W wall heater, that is an equivalent amount of heat as to what you would have under 100 square feet of floor. Then you read the floor temp (not the air temp) and so the system will only actually run a fraction of the time. Much less than the wall heater.

There are a number of responses above that seem to comingle "electric" with radiant heat.

2. Hydronic Vs Electric to heat a space - There are two common methods to heat with in floor heating. Water pipes (hydronic), electric wires (electric). Hydronic can be really good for large areas as the cost of PEX tubing is low and you can manage the power requirements more easily. However it does take a lot longer to move the temperature of the space and there is a higher initial system cost than electric. There is also the ongoing maintenance of the boiler. Typically hydronic systems output about 25-35 BTU and the heating tubes need to run through some form of thermal mass. Typically self-leveler or inside of a slab. This is why it takes so long to get to temperature as you are moving the temp of the entire mass. Electric systems (at 15W psf) output about 51 BTU per square foot and can sit just underneath the flooring surface so you are able to put more heat into the room faster and therefore move the temperature of the room much faster.

3 - While it is true that hydronic systems and most electric systems could require the whole floor to be removed in the event of an issue, that is not true of certain custom electric heat mats. If damage to the system does occur there are systems (at least one that I personally am familiar with) out there have an easy way to pin point the issue limiting the removal to a tile or two.

4 - And lastly there was a comment about big stackups and vibrations due to movement. Luxury motorcoaches have been using in floor heating for decades. They shake like a 5.2 earthquake and the systems hold up fine. Since they need to be as light as possible the best systems are about 1/8" thick and can be encapsulated in thinset with a 3/8 notch trowel to reduce any extra work, height, weight and cost.

Thanks. Happy to chat more about it. 

Thanks to both of you. That confirms my understanding of 2022 (although apparently not of all if it). You know, I would be more than happy to pay for someones time or for tax prep but everyone I have spoken to wants to put me on a monthly plan or a big upfront package that is more cashflow than I will get from this first property........continuing to search.

Post: Good franchise forums

Russ EisenbergPosted
  • Posts 29
  • Votes 10

I don't have an answer for you on the forums, but I have worked with several franchise networks, some really good, and some that I wouldn't touch under any circumstances from an owner perspective.  

There is no such thing as too much due diligence.  Really take you time to talk to existing owners, and NOT just the ones they introduce you to. I knew a franchise org that always used their highest performer for referrals. He was a standout, and not because of the support of the franchise.  He just got out and got it done.  The franchise itself did not at all have it together or provide any value. They gave him some extra territory rights, and even though he knew that they didn't support him well, he still provided good referrals. I think he just didn't want to see the brand die. Anyway, my point is that you really need to take steps to look outside of the commercial that you will be shown and think critically about why some units succeed and others do not.

There are some cool builder franchise networks out there if you are interested in being (or already are) a home builder.  

ARHomes.com - https://www.arhomes.com

Epcon Communities - https://epconfranchising.com/

Alair Homes - https://discoveralair.com/

I purchased a house for cash off a HELOC in 2022. It is in rehab now and no income has been generated from the property. My W2 life is very simple, so I typically just take the standard deduction. Do I need to itemize this year in order to claim the depreciation and rehab expenses as a carryforward loss? Or will I just start the depreciation next year once their has been income generated?

Thank you.

Russ

If it is a rental I thought you can not do your own electrical or plumbing.......?

For tile I have used Chase Tile, but I just went to send you a kink and apparently Chase closed up shop. I guess I need a new tile hookup myself......

Yes you would pay off the heloc (or as much as you could) when you refi the brrr. Real example. I have a heloc in my primary. I bought a SFH for cash using the heloc. I am funding the rehab with a combo of a 0% 15 month credit card for appliances and such and the HELOC. House should be inhabital by end of March. Will then refi and take the cash to pay off the heloc. In a perfect world I will pay the heloc to $0 and have a 30 yr fixed on the investment property with 20-25% equity in it.

Quote from @Adah N.:
Quote from @Tyler Weston:

I need some advice on the most efficient way to take out some cash to start my BRRRR business. I have 3 properties all with some equity and really need some advice on what I should do to get some cash on my hands.

Do you have low interest rate loans on the properties? If so, a Home Equity Loan may be a better option.


 100% what I was going to suggest.  

@Shyd Coloma Thanks, just sent you a message.

@Michael Plaks - Might I ask, in a split ltr/str situation with proper material participation but not REP status would I be able to deduct bonus depreciation for 100% of the assets against my w-2?  Or would i have to exclude the sq footage of value attributable to the LTR?

Thanks