Home Buyin/Maintenance Thread - Where most of us are 30ish but act 47. Oh, and fuck home inspectors

Discussion in 'The Mainboard' started by Swim Cantore, May 4, 2015.

  1. Festus McBadass

    Festus McBadass Cool ass dog and 5 star recruit
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    I hope the market is still this strong in September. Houses in my neighborhood are selling for over $320k, averaging about 2 weeks on the market and needing renovations.

    I paid $210k 15 months ago and did a complete renovation. I could probably get $350-$360k right now. Wanna hold out so I don't have to pay capital gains.
     
  2. Papa

    Papa Well-Known Member
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    Building a house and struggling with the urge to upgrade everything. An extra $5-10K on the loan is pretty negligible. Should I go all out (speakers throughout the house for media playing, surround sound pre wire, upgraded carpet and pads, blinds installed on the windows, screen the covered porch) or just go with the must haves (upgraded cabinets and kitchen appliances and upgraded hardwoods)?
     
  3. Rabid

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    What we are doing with our basement remodel is hard wiring surround sound and using a Sonos Connect for music. Our main level family room has the same set up already. If/when we remodel the rest of the house, I will hardwire 2 ceiling speakers in the kitchen/dining room area that will run off a Sonos Connect Amp (When I'm cooking I like to be able to press play/pause easily instead of grabbing my phone and navigating to the app). We have Sonos Play 1 for the master bedroom, kids bedrooms and office. I haven't decided yet on Play 1 or hardwired speaker for the master bath. For outdoors I have a Play 5 that I set out on the patio if we need it.

    Yes, I'm a big Sonos and Spotify fan. :twocents:
     
  4. Rabid

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    And one month later we are 25 basis points lower to 3.72%. Rates have declined for 5 consecutive weeks and are 20 basis points lower than when the Fed raised rates in December.
     
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  5. colonel_forbin

    colonel_forbin Well-Known Member
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    Disclaimer: I completely understand that costs are dependent on the locality, but I'm trying to get a ballpark idea of renovation and add-on costs. I'm starting to look for my first house and a lot of the houses in my price range and neighborhoods I'm looking at will require a little work. I could do a little of the work, but:

    How much would it cost to knock down 4-5 interior walls and rebuild them?

    How much would it cost to add a bathroom?

    How much would it cost to close in a garage?

    How much would it cost to build an attached garage?
     
  6. Rabid

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    You can find good estimates for things on Houzz but your questions provide more questions.

    Are the interior walls load bearing? It makes a big difference if you have to insert a new beam to span the area the load bearing wall once stood.

    In regard to the bathroom, where are you running plumbing from? How nice or basic are you planning to go?
     
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  7. MODEVIL

    MODEVIL Well-Known Member
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    I thought it was about 20k-30k for a new garage; 10-12k for a new bathroom but I'm sure others know better. First Q is impossible to answer because there are too many variables.
     
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  8. Clemson327

    Clemson327 Well-Known Member
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    I'm meeting with someone to do this next Monday. The company I'm using shows estimated costs on their website, and it depends on how much space you have available. A horizontal loop system is 70%/20% more before/after the federal tax credit, and a vertical loop system is 110%/50% more before/after.
     
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  9. NDfanPSUgrad

    NDfanPSUgrad Well-Known Member
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    Vertical would seem to me to be more efficient but I have not looked into it enough. We have an acre. Is there a preference if space isn't an issue?
     
  10. Clemson327

    Clemson327 Well-Known Member
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    A vertical system will be more efficient and would be the first choice if cost wasn't an issue. I'm looking into horizontal since space isn't an issue, and I've already paid to drill one well.
     
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  11. lechnerd

    lechnerd They say Monaco is a sunny place for shady people
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    When do you close brother?
     
  12. George Costanza

    George Costanza It's not a lie if you believe it
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    Also got a call from my lender today letting me know that interest rates have gone down since initially coming under contract. Just went from 4.0% to 3.75%. Hell of a day, fellas.
     
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  13. One Knight

    One Knight https://www.twitch.tv/thatrescueguy
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    Pool guys ITT, its been a while since it was discussed, but is a salt chlorine system worth the extra money versus standard chlorine?

    Also, is $8k for the screened enclosure a decent price (I'm in Florida)? That's the price that we got from the pool builder we will likely go with. I figured the guy doing the pool would mark it up a lot so I would shop around and get a better deal, but if that is close to a good deal I'd rather get it all done with one contractor.
    TIA
     
  14. tigr2ndbase

    tigr2ndbase Well-Known Member
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    We have the walk through tomorrow and close on the 26th.
     
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  15. texasraider

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    Everyone around here (Dallas/Fort Worth) has moved away from the salt systems and moved to a chlorine/ozone system.

    We start building our pool in a week or so and that's what we went with.
     
  16. a.tramp

    a.tramp Insubordinate and churlish
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    I get paid $5,000,000/year to install & repair pool equipment. I will tell you what I tell my customers. My bank account will love it if you install a salt system but I advise you against it. Go tablet and if you want to up your sanitizer game add a uv system or ozone.

    can go in depth later if needed.
     
  17. a.tramp

    a.tramp Insubordinate and churlish
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    who be building your pool homie
     
  18. texasraider

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    Josh Wilson at Bravo Pools
     
  19. a.tramp

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    must be in the ft worth area, not familiar with them.
     
  20. texasraider

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    yeah he is in North FW over by Puryear.
     
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  21. lechnerd

    lechnerd They say Monaco is a sunny place for shady people
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    What is the cost of the pool if you don't mind me asking? How does the payment system work? How long will it take to complete?
     
  22. slogan119

    slogan119 Her?
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    Stupid question, but does that hold true if it's a pool up north?
     
  23. a.tramp

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    I think so and even more so from an environmental stand point if you have to drain your pool every season
     
    #3023 a.tramp, Feb 10, 2016
    Last edited: Feb 10, 2016
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  24. a.tramp

    a.tramp Insubordinate and churlish
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    salt cell positives:
    a. clean feel, due to no excess chlorine (this can be achieved by proper water chemistry with a tablet based chlorine pool)

    salt cell negatives:
    a. start up cost
    b. ongoing costs
    c. ongoing maintenance
    d. introduction of another corrosive element (water and chlorine are already corrosive enough, now you are using salt to generate chlorine)
    e. if you have a pool system that requires backwashing or requires seasonal drainage, adding salt water to the city water system or local water table
     
  25. a.tramp

    a.tramp Insubordinate and churlish
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    let me break it down like this

    salt cells cost anywhere from $1500-$3000 to install. cool, now you have a system that generates chlorine. but, it is also constantly raising the pH level of your pool. why you ask, let me do a very poor job of sciencing your ass.

    NaCl2 is broken down via science in a salt cell to produce chlorine and something that is constantly raising pH via the sodium. what is the problem with pH being on the rise, let me tell you. you want to keep your pool between 7.0-7.8 on the pH range and any more or less than that and you are going to have a bad time, both your body and your pool equipment. caustic water is especially rough on the copper in pool heat exchangers. so to keep it balanced, constant addition of muratic acid is required. put too much in, now you are acidic.

    also, salt cells shut down once the water temperature drops below about 58degrees. this is due to the lower conductivity that arises in cold temperatures. In order for the sensors in the system to say there is enough ppm salt in the water to produce chlorine, the level of salt actually in the water will need to be ridiculously high in order to register adequate once the signal reaches from the sensor to the control module. it's the systems way of protecting itself and your pool but it also means that at least half of the year, even in Texas where it is moderate to hot, chlorine is not even being produced.

    cool, now we are past that, lets go to ongoing costs.

    sensors are going to have a 1 year warranty unless you purchase an entire Pentair automation system that will get bumped to 3 years. One goes out, your covered. Manufacturers rep comes out, chemistry outside of range, sorry, no warranty.

    salt cells are rated per hour. Only problem with that is, if they need cleaned, and they will, the only way to clean them is with muratic acid. This in return strips away at the metal inside the cell and reduces its life. So, the only way to keep the system which already has a limited life span operational is to use acid which in return cuts down the lifespan of the system. Salt cells replacement is going to run from $800-$1200 every 3-5 years.

    Oh, and that is if when a sensor or cell doesn't send bad signals and fry the control board when they go out, which happens a lot. I would say 30-40% of salt cell replacements I see actually result in needing an entirely new system.

    Next, if you have a stucco wall close to your pool, have fun watching the metal start rusting and leach through rust brown on your wall. Also, have fun with your metal pool patio furniture.

    If you still aren't convinced, good luck and thanks for the job security.

    Oh, and environmentally, fuck you for backwashing salt water into the city water system or the water table. Once salt water is salt water it stays that way.
     
    #3025 a.tramp, Feb 10, 2016
    Last edited: Feb 10, 2016
  26. dfmPSU

    dfmPSU don't drive angry
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    Lawn question...

    I purchased a house this past December. The previous owner was relocated a few months prior and neglected to remove leaves from a big chunk of the lawn. I had them removed shortly after moving in, but that part of the lawn is essentially bare earth now. Any thoughts on what I can do to make sure it comes back successfully? I live in southeastern Pennsylvania if climate is a factor.
     
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  27. Brewtus

    Brewtus Got dat juice
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    Just thought I'd drop in with the following:

    My wife and I are redoing our original 1940s bathroom (think lots of coral pink). We got 4 quotes for the remodel.
    2 were for $8k for labor, and we provide materials. (general contractor)
    1 was for $20k all in (from a bathroom remodeling store)
    1 was for $43k all in (general contractor)

    I could not believe the discrepancy between the lowest and the highest. I mean c'mon, $43k for a small bathroom is pretty absurd. Also, they said it would take 6 weeks, compared to the 2-3 weeks all the others said.
     
  28. Festus McBadass

    Festus McBadass Cool ass dog and 5 star recruit
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    I would charge ~$10k for a standard bathroom, so $8k plus materials would put you pretty close to that. Probably about $12k
     
  29. The Banks

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    How many square feet? 43k makes it seem like they are busy and would only do it if the owner is basically looking to burn money.
     
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  30. a.tramp

    a.tramp Insubordinate and churlish
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    my thoughts exactly. contractors in Dallas right now are living high on the hog and are essentially only doing high end remodels because of demand. so for people with more modest homes like me, you can either go with Pedro and his crew or enjoy your new lavish overly finished bathroom because they aren't going to do your job unless they are getting paid.
     
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  31. GoodForAnother

    GoodForAnother I’d rather be down the allotment
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    43k seems reasonable to me if the bathroom is on the international space station
     
  32. texasraider

    texasraider thanks
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    The pool itself somewhere around $35k. Then you have decking. You'd laugh if I told you how much decking costs. We have a gas fire pit (because we live in cold ass Texas) but still.

    I don't remember the timeframe exactly, but once permits are approved, I think it's 5 weeks.

    Typically people finance the pool via HELOC or refi cashout. We chose the HELOC because our current mortgage rate is 3%.

    Hoping to have the pool paid off in 3 years but its a 30 year note. Which is dumb considering our mortgage only has 11 more years on it.
     
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  33. texasraider

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    Also I plan on paying dozens of money to the a.tramp pool business.
     
  34. a.tramp

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    better be lots of hookers and blow when I arrive because I don't do anything for dozens
     
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  35. One Knight

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    Thanks for the knowledge a.tramp , I thought I remembered that from before.

    Also, I just managed to convince the wife that putting in a pool with no screened enclosure meant she was going to have a pool she loved to look at but would never go in.
    She regularly tells me she gets eaten alive by mosquitoes in the summer, then wants to put in a pool with no enclosure. :blowup:
     
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  36. Brewtus

    Brewtus Got dat juice
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    Definitely could be. Bathroom is like 60 sq ft including where the tub, toilet and vanity go.
     
  37. GoodForAnother

    GoodForAnother I’d rather be down the allotment
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    mosquitoes don't go underwater
     
  38. Caga palo

    Caga palo Put my pager on a vibe..cuz a Junky is a Junky 365
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    My man.. :respek:
     
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  39. Room 15

    Room 15 Mi equipo esta Los Tigres
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    How are you supposed to bag rays by the pool with a screened enclosure?
     
  40. texasraider

    texasraider thanks
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    what's the point of owning a pool without hookers and blow
     
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  41. DistantFactor

    DistantFactor Sesquipedalian
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    Just did a full master bath remodel and all in cost was $19k. I basically went back to the studs in most places and complete redo. I just got my frameless glass door and panel installed today. Will post pictures tomorrow.

    Keep in mind fixtures are budget killers and easy to overlook. It's not just about tile, a vanity she'll, and enclosure.
     
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  42. lechnerd

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    :roll:
     
  43. Tigers

    Tigers Admin of the Year 2011-2014
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    Looking for some advice and I am sure this is just a standard first time home buyer question. Getting married here in a few months and our apt lease is up in July and the plan is to buy a house July +/- a month or so (we can go month to month after July if need be):

    A) When should we start the process of getting approved with the above move in window?
    B) It sucks that according to Zillow the houses that are now like $220k were last sold in 2012ish for like $170k. So I am afraid that since it seems stuff is so expensive right now that I could be buying high and then prices bottom out and I am f'ed- Buy at $220k, economy slows, housing prices fall again and I am left with a $160k house owing $220k. I guess that is just one of the risks of home ownership? In the same vein as that question is it better to buy used or build? Is there more price protection in one vs the other?
     
  44. George Costanza

    George Costanza It's not a lie if you believe it
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    Where are you buying?

    A) I would get in touch with a realtor and lender sooner rather than later so you can get pre-approved for a loan. That way you will know what you guys qualify for and then you can begin to set a budget as far as price range so you can narrow your search. It's going to take at least 30 days to close once you go under contract on a place and that's if everything goes smoothly and there are no issues with inspection, appraisal, etc. I am closing in two weeks and I got pre-approved back in October/November because I knew I likely wasn't going to win the first house I bid on (lease ends in April for my apartment but I'm just breaking the lease).

    B) The market had still not recovered in a lot of places from 2008. I bought in Atlanta in the summer of 2012 and the price was rock bottom. I sold 2.5 years later for $70K more than what I paid for it with the only two major projects being hardwood floors and a new hot water heater. It really depends where you are looking. Some places are hotter than others right now but if you're getting married then I would imagine you guys are going to at least plan to be in that place for a handful of years (maybe longer depending on size), so you have to look at the long term outlook. Real estate is a good place to make money if you play it right. As first time homeowners, I would absolutely go with buying a house vs. building. Remember, this is your first house. Odds are it probably won't be your last so you don't need to make it perfect the first time around. Get in, gain some equity, profit...repeat.
     
  45. lhprop1

    lhprop1 Fullsterkur
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    Leopards do, though.
     
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  46. tigr2ndbase

    tigr2ndbase Well-Known Member
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    Walk through went great today. Just normal touch ups throughout. The 26th can't get here fast enough.
     

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  47. tigr2ndbase

    tigr2ndbase Well-Known Member
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    Few more pics
     

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  48. High Cotton

    High Cotton Where does this fall in our Christian walk?
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    Gorgeous home, it's fun seeing it come together from the dirt and slab you posted a while back.
     
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  49. One Knight

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    yeah, there's a tremendous leopard population in the neighborhood, I told the wife she's small and quick but she's going to lose to the cat 10 times out of 10.
     
  50. slogan119

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    Get approved now. You never know how the process will play out, and if you find a shirt sale you may not close by July anyway.

    On the 2nd point, the question becomes why are you buying? If you are buying for a home you'll be in for a while, don't think twice about it. Same if you can or woukd want to rent it later.

    If you might leave the area or feel it's a short-term option, don't buy.
     
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