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+--- Thread: The Super Official Homeowners Thread (/showthread.php?tid=11347)
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RE: The Super Official Homeowners Thread - ScottyB - 01-16-2019
this is the "old home game." all things considered, if a roof and some exterior work is all that're required and you'll make most of it back, you're doing well.
you wanna see homes that are true money pits, look along the coastline.
The Super Official Homeowners Thread - Sijray21 - 01-16-2019
Holy shit, those prices seem crazy high to me, but I'm sure you're doing your due diligence knowing what I've seen so far.
I'm hoping those costs are lower than they're quoted, but that's nuts.
RE: The Super Official Homeowners Thread - WRXtranceformed - 01-16-2019
(01-16-2019, 04:02 PM)Apoc Wrote: Context: Skilled labor is in pretty short supply around here, or at least it was when our house was rewired. Our electrician at the time said he couldn't afford to pay the going rate for journeyman electricians due to supply/demand, so jobs took longer than they really needed to. We landed on the house upgrade because we got some architects and a contractor-friend in our house to price stuff. To redo the half-finished basement into a master suite would be $100k-$200k and to blow the roof to expand our top floor (currently just one bedroom and attic space - no running water) was $250k-$500k plus moving out for six months. For those prices, we said it'd be a lot easier to spend money on a different house.
So I've already had a roofer out here to look at things. He said the shingles are in decent shape, there is only one layer, and the ridges are all crack-free, so there's likely no need to do the whole roof at this point. He said if they did, it's probably in the $15k-$20k range depending on materials. Fuck me. I'm not interested in that, especially since he said patching was likely pretty easy. Roof work would include cutting back the wood sitting on shingles and putting proper flashing in there. He said with a proper wash and repaint, most of the wood would be fine. They're gonna price the work and let me know. I've got two more roofers coming out over the next week.
Gutters are gonna be a full replace and I'm operating under the assumption all fascia around gutters will need to go too. I had a gutter company out here a few years ago and they said matching the size of our current gutters wasn't really possible, so be prepared for that. Given the condition, I think it's just better to re-board everything to match the new gutters. I've got a general contractor who does work for us 1-2x/year and is super reasonable; he said he could do all the carpentry no problem.
I've got a house painter coming this afternoon. Power washing and repainting is really common around here because of house ages, so this job probably wouldn't ve complicated for them. I have considered doing that part myself, but I'm concerned about effective cleanup. That one garage corner/downspout is losing mortar between the bricks, so I'm also worried about doing some real damage if I try to DIY. My guess is I'll also have to find someone to chip our bad mortar and replace it before any paint goes on.
I did some research on a Facebook group for parents in my area. Based on everything I've seen, I don't think we're getting out of this for under $40k. That's a bummer, but I don't want this to be a sticking point if/when we do decide to sell. We're at ~50% equity, so we have options on how to finance this. I want to better understand total cost and Trump tax changes before I make a decision there.
If I had to guess, $40k of work probably nets us $20k-$30k. I rarely make home decisions about return on investment and I'm not trying to buy a 50 year roof to move a year later. I think this work has to happen one way or the other, for the benefit of the house, so that (almost) helps grasp the bill. I feel like when we actually sell this house, we'll have dumped six figures in. That sucks, but we're looking at a 45% appreciation in four years so I guess that's money well spent.
Wow dang. Yeah so my gut was nearly dead on. Those years I spent (and lost off the end of my life) in construction are still good for something I guess.
We ate dinner with my dad on our farm last weekend and I brought up the idea of moving onto the property at some point. He was completely for it because the overall maintenance of the farm + tenant house + grandmother's old manor house is staggering. I think he would like the idea of us moving into her old house, and while it's gorgeous and on probably the best plot on the property....it's old as hell (1740s-1840s newest portion) and doesn't even have central HVAC. I told my wife it would be EASILY the cost of a brand new, ground up house build just to renovate that thing to be where we would need / want it to be. I'm guessing $300-500k. I mean there is a swarm of bees living in the damn chimney and who knows what is living up in the attic thanks to nobody living in there for years.
RE: The Super Official Homeowners Thread - ScottyB - 01-16-2019
Lee you already know where that story's going. all the re-insulating, new efficient windows, running modern electrical lines...that's the kind of renovation that takes years.
sounds great on paper but owning historic homes are as much of a full time job as they are a dwelling.
RE: The Super Official Homeowners Thread - .RJ - 01-16-2019
(01-16-2019, 04:02 PM)Apoc Wrote: To redo the half-finished basement into a master suite would be $100k-$200k
What actual the fuck? Amazon tax is real.
RE: The Super Official Homeowners Thread - Evan - 01-16-2019
(01-16-2019, 04:02 PM)Apoc Wrote: To redo the half-finished basement into a master suite would be $100k-$200k
I was with you on the roof work (I predicted 35k), but thats triple+ even San Fran pricing for a standard basement finishing, especially considering your house's small footprint.
Do you have to re-dig / repour the foundation or something crazy?
RE: The Super Official Homeowners Thread - Apoc - 01-16-2019
(01-16-2019, 04:59 PM).RJ Wrote:(01-16-2019, 04:02 PM)Apoc Wrote: To redo the half-finished basement into a master suite would be $100k-$200k
What actual the fuck? Amazon tax is real.
That includes removing the oil heat, putting in electric heat, re-running ducting, turning our shitter in a plywood box into an ensuite, covering concrete flooring, and building walls on cinderblock foundation. It would be a total remodel - down to the foundations and beams. Also assume an earthquake retrofit where they use giant lag bolts to screw the footers into the foundation. Not saying that's cheap, cause labor ain't around here, but there's a lot of work hidden in there.
Edit: Describing it as half finished was probably wrong. Half the square footage has a room size area rug, fake wood panel on concrete walls, and drop ceiling glued to the floor joists above. The high side was basically for magazine design. I figure it woulda been like $125k.
RE: The Super Official Homeowners Thread - WRXtranceformed - 01-16-2019
(01-16-2019, 04:55 PM)ScottyB Wrote: Lee you already know where that story's going. all the re-insulating, new efficient windows, running modern electrical lines...that's the kind of renovation that takes years.
sounds great on paper but owning historic homes are as much of a full time job as they are a dwelling.
100%. Replacement windows sympathetic to the old styling of windows in a house that size could be $35k+ alone. Every bathroom would need remodeled / expanded, some rooms would probably need to be blown out, kitchen is entirely from I think the 50s or 60s at best so that's a full remodel ($20-30k+). Dad got a quote on HVAC retrofit and he didn't even want to say how much it was. I don't want to think about the rewire. Fortunately it has well and septic squared away, and it does have a cool circa 1700's hearth in the kitchen that is so Chip and Joanna Gaines I can't even stand it. Oh and a heated in-ground pool in the back that we could restore if we wanted.
I told wife if we loved the homesite it would be dramatically cheaper just to bulldoze the entire thing and start over. But being a historic building and all and my dad being nostalgic to such things I know he wouldn't be having it if I brought in a demolition crew.
The Super Official Homeowners Thread - JPolen01 - 01-16-2019
Is it registered as historic with Virginia or the local town/city? That could be a huge pain in the ass.
RE: The Super Official Homeowners Thread - .RJ - 01-16-2019
(01-16-2019, 05:31 PM)Apoc Wrote:(01-16-2019, 04:59 PM).RJ Wrote:(01-16-2019, 04:02 PM)Apoc Wrote: To redo the half-finished basement into a master suite would be $100k-$200k
What actual the fuck? Amazon tax is real.
That includes removing the oil heat, putting in electric heat, re-running ducting, turning our shitter in a plywood box into an ensuite, covering concrete flooring, and building walls on cinderblock foundation. It would be a total remodel - down to the foundations and beams. Also assume an earthquake retrofit where they use giant lag bolts to screw the footers into the foundation. Not saying that's cheap, cause labor ain't around here, but there's a lot of work hidden in there.
Edit: Describing it as half finished was probably wrong. Half the square footage has a room size area rug, fake wood panel on concrete walls, and drop ceiling glued to the floor joists above. The high side was basically for magazine design. I figure it woulda been like $125k.
Its still out of whack by double. But if the bonuses are flowing and the people want to pay for it, then the contractors stay busy and keep pricing themselves higher until they run out of work to do I guess.
RE: The Super Official Homeowners Thread - Apoc - 01-16-2019
(01-16-2019, 06:23 PM).RJ Wrote: Its still out of whack by double. But if the bonuses are flowing and the people want to pay for it, then the contractors stay busy and keep pricing themselves higher until they run out of work to do I guess.
Below are all sales in the last six months for 2 bed/2 bath/1500 sqft minimum places in our hood. Getting in for "cheap" and then paying a bunch of contractors is a way of life. I just don't think our house is worth dumping that much into. Or, at least, I don't want to deal with it. Like I said, better to upgrade via purchase. There are just too many people redoing older houses because that's what people do. In most cases, they're still getting all that money back so they're all like shrugemoji.gif. Note some of these are likely 6,000 sqft houses with Sound views.
The first painter was here just a bit ago. He suggested wire brush and a power wash, then a repaint. The whitewashed brick look requires sandblasting and then subsequent mortar repair, which can be significant. They can also do the carpentry work, so they're gonna quote me a bunch of line items... including refinishing our 84 year old front door. He suggested the cleaning and painting would be $7-$10k, depending on number of colors. That's cheaper than I expected, frankly. We never talked about anything but white, but maybe it's time to seriously considering changing the color. Whatever it is, gutters and fascia would all likely stay white - for that classic PNW feel!
Given this price, we might be able to sneak closer to $30k... but shit always seems to add up. Oh, and don't forget our 10.1% sales tax! You know shit is fucked when you think $7k-$10k seems reasonable.
![[Image: nNhrbMe.jpg]](https://i.imgur.com/nNhrbMe.jpg)
The Super Official Homeowners Thread - Sijray21 - 01-16-2019
Is that like McLean/Great Falls area compared to the rest of NoVA or is that just the norm for the area. That's nuts.
RE: The Super Official Homeowners Thread - Apoc - 01-16-2019
(01-16-2019, 09:05 PM)Sijray21 Wrote: Is that like McLean/Great Falls area compared to the rest of NoVA or is that just the norm for the area. That's nuts.
We're like Great Falls and the hood to our east is like McLean, although we're all well inside in city limits. There are a handful of other hoods that are more expensive (think Georgetown); everything is dictated by water access and mountain/sound views. We are really, really limited by geography.
Note the median single family home price in all of Seattle is probably $750k.
The Super Official Homeowners Thread - Sijray21 - 01-16-2019
I appreciate the analogy as I know nothing of housing market pricing outside of NoVA #sheltered
RE: The Super Official Homeowners Thread - WRXtranceformed - 01-16-2019
(01-16-2019, 06:04 PM)JPolen01 Wrote: Is it registered as historic with Virginia or the local town/city? That could be a huge pain in the ass.
I asked my dad about this because I was reminded of our conversation here and he let me in on an interesting fact about our property that I didn't know about until now. So apparently, basically ALL of the farms around us have been registered as historic properties, meaning their likelihood of getting land grabbed or being sold to developers is slim to none. And yes, it is apparently a huge pain in the ass if you want to do things like remodel a house on it (even if the house is down a mile long driveway and nobody can see it).
Now apparently the state or whoever tried to get us to register ours as historic as well. My grandmother, God bless her one of the most stubborn, fiery women I've ever known, apparently fought them like crazy to keep it from being registered because she didn't like being told what she could and could not do. So we are basically this 100 acre "do whatever we want" island in the middle of protected farmland.
The only big restriction to build in this case is the fact that Loudoun County is still now a 1 home to 20 acre zoning region. So I would basically just have to pick a 20 acre plot and carve it out for a house. BUT, again in her infinite wisdom, my grandmother also apparently had one of the wooded areas (we call the 6-Acre Wood) created as its own 6 acre plot many years ago. Technically since it's already subdivided I could build a house in there or at the edge of it and only need to build on 6 acres.
RE: The Super Official Homeowners Thread - BLINGMW - 01-16-2019
(01-16-2019, 05:50 PM)WRXtranceformed Wrote: I told wife if we loved the homesite it would be dramatically cheaper just to bulldoze the entire thing and start over. But being a historic building and all and my dad being nostalgic to such things I know he wouldn't be having it if I brought in a demolition crew.
Maybe try to convince him that his nostalgia is for the site and not the house? If he gets a warm fuzzy from his family living on the family land, (and you actually want to) who cares about the house? Old houses suck. Bulldoze them. Save some bricks for a walkway and some other materials for furniture.
RE: The Super Official Homeowners Thread - WRXtranceformed - 01-16-2019
(01-16-2019, 09:39 PM)BLINGMW Wrote:(01-16-2019, 05:50 PM)WRXtranceformed Wrote: I told wife if we loved the homesite it would be dramatically cheaper just to bulldoze the entire thing and start over. But being a historic building and all and my dad being nostalgic to such things I know he wouldn't be having it if I brought in a demolition crew.
Maybe try to convince him that his nostalgia is for the site and not the house? If he gets a warm fuzzy from his family living on the family land, (and you actually want to) who cares about the house? Old houses suck. Bulldoze them. Save some bricks for a walkway and some other materials for furniture.
Yeah man that's where I'm at with it! No nostalgia necessarily to preserve any of the houses on the property including the one I grew up in
RE: The Super Official Homeowners Thread - HAULN-SS - 01-16-2019
I live in great falls. We got a quote to finish the basement, put in a rough in for a kitchen, and put in a master bath. It was 75k, which i just assumed was fuck gyou leave me alone quote, so that's where that died so far. For 100 i can build a carriage house on the lot.
RE: The Super Official Homeowners Thread - Kaan - 01-17-2019
restored historic home values are also high. especially in land is involved.
around here, 15 acres and a restored historic farm house (with the modern goodies) is easily $1million after renovated. so if you don't have to buy in and put in $500k, there is still value there.
RE: The Super Official Homeowners Thread - WRXtranceformed - 01-17-2019
(01-17-2019, 08:51 AM)Kaan Wrote: restored historic home values are also high. especially in land is involved.
around here, 15 acres and a restored historic farm house (with the modern goodies) is easily $1million after renovated. so if you don't have to buy in and put in $500k, there is still value there.
True, if you can find a buyer for it. The way I see it, our land is significantly more valuable as it could be sold to a developer. I don't see us going that route though.
If we do decide to build on the land eventually, value is not really the concern for me because hopefully at that point we will be building to stay and keep the family legacy going. In regards to the manor house, it's more of a headache issue. You're dumping a ton of money and time into a house and having to mostly still deal with the original layout. For $500k, I could build a house exactly to our specs with all brand new building processes / energy efficiency and I could do it nearly anywhere on the property. Heck we've got enough fields that I could even build a solar field if we were inclined to
Like I said, it's going to be a long time because of the NoVA COL tax and because there is no high speed internet or reliable power during storms out there (both of which I need to do my job).