All Forum Posts by: Cathy Svercl

you might have a chat with a local Architect.  typically single family and duplexes have different building requirements than 3+ plexes.  for example, duplexes may only require a 1-hour rated wall between the units, which is typically just an existing wall with drywall on both sides.  but 3+ plexes may have additional fire, ADA, parking, etc requirements.  Fair Housing rules kick in with 4+ plexes.  good luck!

get 3 quotes!!  i would agree with the nylon for good wearing and a nicer rental.  we always recommend the 6# (bedrooms) or higher (stairs, halls, rec rooms) for residential use.  carpet is always great for noise between apartments, too.  another option might be a less expensive carpet & pad (which you would replace every so often) along with some nice large wool rugs (more expensive but wear very well, and don't fade in sunlight) which would be dry-cleaned if needed.  https://www.momeni.com/

i am not in Michigan or Indiana, and don't know the rules there.  however, from a Building Code point of view, habitable spaces are required to be heated, and a plug-in space heater doesn't count.  of course you could have a wall-unit installed.  also, a Bedroom typically cannot open directly into a Garage, no matter if the door is locked or not.  the door needs to be removed and become a wall, or, you need to add a hallway between the Garage and Bedroom.  finally a Bedroom should have an egress directly to the outside, whether a door or a window that opens with the opening being a minimum of 5 square feet (ground floor) with minimum opening dimensions of 20" and 30" (to allow a firefighter with air tanks to crawl through it).  these rules are based on Health, Safety & Welfare.  real estate definitions and other legal rules may be less strict.

are you financially prepared to empty the place out, fix it up, and then get new tenants?

otherwise, i would fix up the junky apartment (the other tenants and your neighbors will thank you).  are the other tenants good tenants?  raising the rents will probably force everyone out.  how merciful do you want to be (allow them 30 days or a few months)? - it's usually 15-day notification for month-to-month renters, but check locally.  and ask everyone to fill out a new Rental Application for the new Landlord.

mini-split if your area is improving.  the company will help you with the correct sizing.  you may need an Energy Form with your A/C permit.  the Square Foot rule-of-thumb can work for heating, but not for cooling.  https://www.mitsubishicomfort.com/

as an Architect licensed in Florida & Virginia, i will quote Jared W Smith above,

Contact a local architect/engineer for a detailed consultation specific to your project/locale.

Barbie & Jim's Real Estate group still meets every other Wednesday at Joe's Crab Shack at 2730 Gulf-to-Bay Blvd, Clearwater.  last meeting before the holidays is Dec 12, 2018, from 11:30am to 1:00pm.  no meeting fee, but they encourage you to buy lunch.

as an architect who works primarily with homeowners, i will echo some of the others - that construction is not for the faint of heart, but if you make up your mind to do it, you can.  you should start by finding out REAL numbers.  for 3 individually built houses, construction costs in Florida start at $150 PSF (per square foot).  Seattle construction costs are probably much higher.  and REAL timelines for design & permitting & building in your specific area.  permitting can be a few days or a few months.  a new house can easily take 8-12 months to build, more depending on weather, etc.  new construction include costs for installing utilities, etc.  an option that some people find in high-cost-of-living areas is to purchase a modular home or look at shipping containers or tiny homes.  sometimes these specialty designers/builders can really help you find out if the properties you are looking at purchasing would be a good fit for their house types.  Good Luck!

have you considered moving it into a land trust instead?  regardless, you should check with your insurance agent, attorney, and tax advisor to weigh your choices first.

ask a RE attorney if it's legal, ask a Realtor if it's common.  condo's are sometimes notorious for either not enforcing any of their rules, or "making stuff up" because they don't have an attorney on their board to review their rules.