Thursday, March 24, 2011

From the CFO - I get by with a little help from my friends...

Renovating a house is a big job.  Even when we're not doing the majority of the work there is still a lot of stuff we are responsible for. We pre-ordered all the finish materials delivered to our primary residence. We also painted everything ourselves, which is another post entirely.

The thing about these big construction deliveries is that they come curbside.  That means they will drop them off on the sidewalk, and then you are on your own.  Delivered to our primary residence: 1.5 tons of hardwood, 2 tons of various tile, a kitchen's worth of cabinets, plumbing fixtures and other odds and ends.  They all had to go from the curb, into the home house.  Then from the home house to a pickup truck, then from the pickup into the flip house.

We could not have done this alone. Without some very helpful friends in town, it just would not have worked.  So, many thanks to Mike, Josh, and Craig for their help. They were all awesome in their willingness and availability.

Next time, we work harder on "just in time" delivery directly to the job site. (and save us all a few back-aches)

Wednesday, December 29, 2010

The Unholy Mess that is Drywall

Actually, that's not true. Or at least it's not true on my job site!  I walked in today to take a look at the drywall and see how everything was going.  It was looking good.  I didn't have the amount of time that I would need in order to do the full walk through, but that is something I'll do tomorrow.

The real reason why I stopped by was to find out how well we were doing on our schedule.  You see, we are getting down to the end.  2 months into the process and it just FLEW by.  But now we are getting to that point where the big wows will start happening.  There is something about drywall that makes a house feel complete.  Even without cabinets and toilets and floors, just that definition of space allows people to see what can be.  It's the most excited I've been through this whole process.  (though I think once the real finishes go in, that will be my favorite time!)

Where was I?  Ah, yes.  Back to the drywall.  Not that we are on the strictest of time since we probably won't put the house on the market until March 1st, but keeping to a schedule and finding those pitfalls that could extend our schedule out in future houses, that's really important.

The drywall guys are a day behind.  That is even with them working Christmas Eve at the site.  Am I mad?  No. Am I disappointed?  A little bit.  It's one less day for Shawn Sparks (henceforth known as The Painter) to prime and paint.  Starting Saturday until the Sunday after, Shawn will be adorable in a pair of painters paints and a mask.  Which I guess means we need to solidify some paint colors!  Aie!  Dios Mio!

After the painter is finished, our flooring guy will come in.  He's tiling the kitchen floor, and bathroom floors, putting in the tile surrounds for the bath tub and shower stall, and laying the hardwoods.

What next???  Stay tuned!

Pictures to come!

1 week behind...


When Shawn and I left for a quick trip north to see my little cousin, Chelsae, get married, everything seemed like it was going well.

Fast forward 7 days.  I walked in there this morning and some progress had been made.  A lot of electrical has been run.  Outlets and junction boxes are up and in.  This is good.  But this was only supposed to take 2 days.  Apparently the Baltimore City Inspector was not pleased with how something was done and a bunch had to be taken out and then redone.  Bummer.

What does that means for us?  It means that we are a week behind schedule.  Drywall, which was supposed to happen this week will not be done until next week.  Next week is when we were supposed to start flooring and tile!

To make things a little more manageable and to get everyone on the same page, I called a meeting of the Site Manager and my flooring guy.  Gratefully they were on the same page and have resolved any conflicts in schedule.

Hopefully everything will continue to go according to plan!

Wednesday, December 8, 2010

Update: One Month In

Wow, what a month it has been.  I will have many mini updates that I will be sending out to give you an idea of the little tweaks we've done since we've started, but first let me just say, "It's True."

What's true??  I'm glad you asked.

Starting your own company is a lot of work.  Working full time while starting your own company is exhausting.  3 out of the 5 days during the week I (and sometimes Shawn) get up early and go over to the site and talk with our site manager, Marty.  We're there for 45 minutes to go over the plan for the day or so and talk about changes and then it's either a couple of minutes of extra work during the day to either answer the questions that Marty had or a couple of hours of redesign.

Highlights of the last month include:

1.  BGE (the electric company) not having an issue with the in-feed cable so that we don't have to ask the next door neighbors to help split costs with us on taking it down and redoing it.

2.  The Inspector being happy to Grand Father Clause in the 2nd floor cantilevered porch on the back.  Which means that we will only have to worry about the cosmetics.

3.  Load Bearing Walls being in places that are not convenient to where I've designed things.  More on that in another post.

4.  Passing Inspections!

Pictures forthcoming!

Tuesday, November 9, 2010

The First Lesson: An Estimate is Not a Quote

The title says it all.  This is one of the reasons why it took longer than we thought to get started.  And the honest truth is that it's not something you can research because each house presents it's own special challenges.  Which means that unless you have unitized prices (per piece pricing), square footage pricing, or lineal foot pricing for each of the trades and know exactly what each of them can bring to the table, it is literally impossible to know how much something is going to cost.  You only know how much you want to spend!  Here is how it happened...

We had 2 others houses that we were thinking about taking the plunge on.  The first one was comparable to the 508 S. Potomac one.  We had a contractor come in a give us a price for what I was thinking about doing.  I had drawn up some plans and made some basic finish decisions.  While this guy did some nice work on our house, it took a few weeks longer than we'd like to get a quote.  When the quote came in, it was significantly more than I wanted to spend.  That was when we decided to "open" the field to include more General Contractors.

I'm going to cut some of this story because it's more color than context.  One of the GCs that we started working with was Highland Renovations.  When he came and meet us at 508 S. Potomac, he walked the space, we talked about what we wanted.  The organized nerd-designer in me provided schematic drawings, a small finish schedule, and a project scope form.  For me it's easier to provide this information than have the constant questions.  This turned out to really really work well with Highland Renovations (hereby known as Thom, the GC).

While we were there, I pressed him to give me an estimate.  I knew that any number he gave me was off, but I was willing to accept him number then and there and add a large percentage.  Well, he gave me a number, and it was much lower than I was expecting.  Let's call that number X.  We did some back and forth talking and finally we received our quote.

Well, that number was not X.  It was 2X.  Let the "Flipping" out commence.  Which is what my money guy did.  However, the good, or bad thing about buying a house is that once you've signed papers, backing out on a house deal is bad bad bad mojo.  So, we had to work with the price.  This is when we were were literally thinking "before we just sign anything and start work and lose money, let's take a step back and reassess what we need."

This is an important lesson to learn.  Something unexpected happens?  Take a step back and a deep calming breath, and think.  Construction is unpredictable.  You never quite know what is going to happen.  But you have to put faith in those around you to be reasonable and knowledgeable.  And if they aren't, you find new people.

In the end, we hashed it out Thom and got his number down by talking through things, having him push back on his trades for a better price and taking over the purchasing of the finishes.  Now we are in a good place and we are working with someone who understands our needs and our expectations.  It means that when we do the next house, we can really work on cutting down our carrying costs by lessening our timeline.

Monday, November 8, 2010

So our story begins a quarter of the way through...

R3 Renovations started back 6 months ago.  Well, the idea for R3 started a year plus earlier than that, but that is a story for another time.  We looked at a couple of houses, even put an offer in on one before we found the one we purchased.

Our first property is 508 S. Potomac.  We purchased her in July and did something they always tell you not to do.  We sat on it.  In all fairness, we did that because it took a long time to get to a point of signing contracts.  Our feeling was that it was better to pay a few months of carrying costs (the cost of holding a house which includes taxes, utilities and mortgage payments) rather than over pay for construction and run head first into something that we didn't have all of the information that we needed to make good sound business decisions.

I knew there would be a big learning curve and we did as much research as we could before hand, but honestly, there comes a moment when it's time for experiences to start teaching.

Our time line was to have the house on the market approximately the end of October.  Well, we didn't start demolition until the beginning of November.  It's okay though.  The amount that Shawn and I have learned has made it worthwhile.  The good news is that in 3 months, we'll have completely renovated a 100 year old rowhouse.  Considering I wanted to start easy and do a house that needed a new kitchen and some bathroom work, this is a major deviation.

But of course there are reasons.  First off, we live in Baltimore, in one of the neighborhoods that are 99% Rowhomes.  Because we didn't want to go too far on our first renovation, a lot of neighborhoods and towns were out of the question.  Having made the decision to stay local, that left us with only 100 year old rowhomes.  Some of those places had been renovated at one time or another but the place to make real money is in buying a shell and doing a ton of work.  In for a penny in for a pound.

That leads us to November 4th, 2010.  This is the first day of demolition.  The first day of true work. The Beginning.  Below are pictures of the house beforehand.

And below this is the Demo day from November 4th:

The Adventure has just begun...