All Forum Posts by: Trenton Miller

 I agree 100%.  If you can gain possession with only 20% down and still have positive cash flow, you will be able to recoup your investment much quicker with much less upfront capital.

Architect fees don't fall into Permet Fees when we do our contracts.  Architecture work is a completely different task.  Yes, their drawings are used in the permitting process, however, it definitely isn't a permitting cost.  

As stated above, if the contractor hired the architect without your knowledge or consent, I would argue that those costs fall on him or her.  However if architectural plans were needed in order to obtain permits, then you should have been notified of that by the contractor as well as incurred costs prior to the fact.

What are SOLD comps in the current neighborhood WITHOUT updated kitchens?  Are you still comparable in price without updating the kitchen?  In my opinion, it is very tricky to put a "value" increase on a kitchen alone.  Say you spend $17,000 on the kitchen to upgrade the property.  Does this necessarily mean you will be able to ask for $25,000 more?  In my opinion no it does not...  Will you be able to ask for a little more, most likely.  What it does do however is make your property more competitive to comparable properties currently for sale.

Have you explored the idea of giving seller concessions towards the buyer renovating the kitchen themselves?  This could be a cheaper alternative AND more attractive to buyers.

Start with doing your research.  This website below is a GREAT starting point.

https://www.hcd.ca.gov/policy-...

After your research is complete, I would contact Contractors in your area who are familiar with ADU's. By this I mean choose to meet with a contractor who has successfully completed an ADU build/conversion. Always get multiple bids as well.

From a price perspective.  In Los Angeles, we can typically complete a project like this for between $125 - $150 SqFt depending on finishes and or special circumstances.  

I second this.  The only tricky part sometimes is determining the sheen.  

Here is my opinion on this matter. 

1.  You've already identified that the carpet needs replacing.  If you choose to install new carpet, know moving forward that IT WILL need to be replaced much sooner than engineered or hardwood flooring.

2.  This question comes simply from a cost perspective.  Yes hardwoods are MUCH nicer.  However engineered flooring is MUCH cheaper.  If you are looking to do this installation yourself make sure you do your homework.  What pattern are you using, does underlayment need to be put down, do I need a moisture barrier etc.  Simple short answer, I would do the upgrade and install engineered flooring.

3.  If the appliances are working as intended and are not an eyesore, I would leave them alone until they break, and install one or both at that time.  

4.  I wouldn't spend money replacing doors/closet doors if they are functional.  Throw a coat of paint on it and call it a day.

Is the home currently listed with a Realtor?  If so then this "deal" is not possible without a Realtor's involvement.  If I were you, as a buyer, I would insist on being represented by a trusted Realtor.

Also, not using a Realtor does not lower the sales price.  A Realtor's commission is a percentage of the sales price, which typically comes out of the Seller's monies received.  

I would have this issue TESTED prior to the tenant moving out to protect yourself. This way, if the inspection/testing comes back negative from the lab with a date where he occupied the unit, no false and or grey area claims can be made.

Since he states that mold is visible on the wall, all that will be needed to test this is a bulk sample.  Costs $45 here for lab results.

They also carry a hefty price tag with them.  Most likely not ideal for your average rental...

We spend $99 (before tax) every time, wax ring included.  However, this is before installation.  To get someone on-site to install a toilet is going to be roughly $125.  

The brand we purchase is Glacier Bay.