All Forum Posts by: Scott Martin

Mike, I feel so lucky to find somebody decent in Asheville!   I spent a month looking and was happy to get a referral from my Realtor... I'm out of state and my Contractor is tied up for a couple of months (slowing now with Covid19)... however, I could recommend a couple trades if you are willing to manage each (no general)

Good luck!

Scott

I live on the Central Coast of California, not far from San Luis Obispo.   There are huge cost differences in conversion vs new build.    On the Central Coast we are seeing new construction around 200$/sqft (stick and bricks only)... where conversion can be cheap (40-50$/sqft) or cost as much as new construction (it all depends on what is involved).   Add the city fees on top of all that and the soft costs and things can add up fast.   I would assume HB/Costa is another 15-20% ontop of that just based on location.   We have an office in San Juan Capistranio and the OC costs are just crazy!

Good luck.    

I'm a Licensed Architect in California, who has an attached ADU on my house (garage conversion), and have done a number of plans for others. Renovation and construction costs are crazy right now in California, and you most definitely should reach out to a contractor.

Are there specific questions you have, or just general? Lots of new state law just passed making this a prime time to get ADU's done! Best of luck!

Scott

Love it, do it!   However, you are making in out to be easier than it is!  Read  @Nik Moushon post, dead on.    I am finding it much easier and cheaper to do the same thing on the easy coast .. but still.   What I found to work better is to look for a total fixer, on a lot big enough to split... buy both, rehab one and build on the other.

full disclosure - I am an architect. Love doing smaller plans, and 3/2 at 1,000 is sweet! However, most of the plans we have done in that range are for affordable housing developers... market rate 3/2 does seem to be closer to 1,200-1,400.

I have heard horrible stories about some of those "online plans" providers... sure you get plans, but there in Washington you need plans, structural calculations, electrical, foundations, etc...

If you decide you want somebody to talk to and to be-able to customize something for you lot, I have a employee who works remote from Tachoma area... would be happy to get you going... message me if so. If not, good luck.

As far as small plans goes, one of my favorite architects is from your area, big contributor to the "not so big" movement. Here are all kinds of small plans, just google "Ross Chapin Architect".

Good luck with your flip!   I am an architect, and know more about that side of this process than the owner side.   Some thoughts:

Make decisions quickly.   I will tell you I see permitting taking way too long in times like this where everybody is busy... take as much time out as possible by being able to make owner decisions quickly.

A contractor should have references, if they can provide somebody who backs up their work... from a time standpoint, you are heading in a good direction

The architect should understand the permit process.  Is it over the counter, require planning review, structural or mechanical subs, historic, etc?  If time is the biggest factor, get them in the house before closing, doing as-built drawings, and preparing/permitting before you even close.

good luck, 

Todd, I'm an architect in California, Oregon, and Colorado... did somebody tell you the CMU (concrete block) is in need of seismic retrofitting?   CMU is a very durable material and would actually be stronger than many during an earthquake... not sure that should deter you.   Happy to take a look if you have some photos... the thing to worry about is if there are "stair stepped cracks" (cracks in the block running along the seams that go diagonal with the blocks).   Agree with others, insurance question regarding liability during earthquake.

hope that helps

Andrew,

Closing on my first SFR in Asheville, do you PM in that area as well? It would be great to get your perspective on the area. Would love to have your contractor take a look for a bid if he is interested? Closing date scheduled for end of the month, and so far everything looks good.... This California kid is a bit worried about freezing out there though!

Thanks for reaching out.

Scott

Daniel and Lester,

Would love to hear more when you get to pricing. I am an architect in San Luis Obispo area, and many of my clients have been trying to do pre-fab of some sort, but everything I have looked at still comes in more price per sq ft than traditional building. I have collected a bunch of ADU plans over the years, and built my own mother in law unit. If you decide to go with traditional building I would be happy to offer some ideas.

Karen,

Did you find a investor friendly agent in Winston - Salem?   I am looking for rental buy and holds that cash flow.   Are you wholesaling now?

Thanks

Scott