Days 43-49 week 7 Update

Aug 20-26

Trees were trimmed and boy did they do a great job!    

Look at all the mulch!

Dishwasher was put out for free and gone the next day.Kitchen remnant chimney taken down, new wall built for cabinets.

 I love this because they moved the lower cabinets out 8 inches.  The upper cabinets will be gloss white and look built in and the counter will have more space.  Tile for the kitchen came and I'm hoping this design is what we all agree on.

 I want a pop of blue in the kitchen.  I asked the young man for a Tiffany blue paint.  He said , I'm sorry I don't know what Tiffany blue is, I'm a guy.  Yikes.  Me and the girls picked out the right shade, every girl loves Tiffany!  (I pity this guys girlfriend)  This is the pantry door! 

Week 7 meeting: Tile in kitchen will be brick pattern, smaller darker tile, all larger tiles are for the bathroom floor and shower surround, may add blue glass accents to bathroom tile, will paint 2 old bathroom doors blue and hang like barn doors that meet in middle, will look at a white granite for kitchen countertop, wood floors to be refinished, closet floor fix hole in floor, mulch vs grass, staging the dressing room, paint bench on front porch white, trim color for columns, under porch roof, barn doors on garage gray with white trim, floor porch lighter gray?, gas stove vs electric stove, dumpster pickup and add another 10cu yd, bottom of all doors in kitchen and baths to be cut b/c of addition of tile floor, lights for all rooms to be purchased. 

Days 36-42 Week 6 Bronco Orange!

Aug 13-19

We picked the darker gray from this house to be the solid color on our house.  I love it. However, their door which looks more rust does not match our door which looks Bronco orange.  It is called wet coral.  Maybe it needs the trim and the whole door painted before I really like it. 

Days 29-35 Week 5 Piece of Cake!

Aug 6-12

Bath 2 only needed a tub/shower replacement.  Thank goodness!  This one will have new tub, shower will be tiled as will the floor, all the plumbing updated, and electrical good to go.  Piece of cake! We picked the house colors, stay tuned...

 

Days 22-28 Week 4 Master Bath week

July 30-Aug 5

Monday finds us beginning a new week, passing inspection from our money guy who was impressed with our progress, moving to the inside, and planning ahead.  This is the master bath.  We have redesigned it several times.  It started as a small room to the left below.  The room to the right was a closet.

We were going to put the toilet to the right room and have the left a shower only and the sink on the outside. But the plumbing needed some updating badly.  Fortunately our plumber only does it right! (yeah for the new family that will appreciate that)

Because the cost of updating and moving all fixtures was way overbudget, we went with opening the two rooms and keeping  all the fixtures in the same place.  Below is floor rebuilt, wall rebuilt and one large door opening.  The drywaller got the room done. 

Since we had to keep the master smaller than planned, we are trying to do a barn sliding door with some of the old doors from the house.   

 This is the view from the bedroom, the master bath above is to the left.  This room was a closet.  This is where I wanted the double sink. (still sad about that)  This room will be a dressing vanity area.  The window below is the same window to the right of the tree from the outside.  When we were replacing some siding outside, we found that more than just a few pieces needed replaced.  We had to remove the window and replace the whole wall.  So now this room is a small open room where you enter the bath. Not my favorite design, but it is hard to redo everything on these older houses. 

Day 21 Brown vs Gray

Brown or Gray? Which one should we choose?

I think today is the first day nobody has been at the house. Tomorrow is our inspection for the 2nd draw.  We are ahead of schedule. The siding and framing of the master bath was scheduled for saturday and replacing a couple more boards on the front porch.

Day 21 Plan for the week:  Inspection, painting to begin on outside of house and garage, roof garage, drywall and texture inside, install tub/shower combo in bathroom 1.

Day 19 Busy as Bees

It's hard to see but there are honey bees in the tree.  Our tree company is planning on relocating them for us!

From our perspective, the best way for us to start this business is with a fix and flip hard money loan.  Our first house had such a big profit margin that the whole project was funded this way.  In that scenerio, the points and closing costs, along with the interest only were all absorbed into the loan and we still made a profit.

For this house, the budget and loan are a little more strict.  If we wanted to put only 5,000 more into the house, the money out of our pockets

Day 19 Progress: On monday we will be 37% done with the house in 21 days!  The hard money lender will come to house and review the work schedule with Brooke and Bill.  If he's satisfied with the progress the lender transfers the next draw into our account.  The draws are divided into 4 parts, the 1st draw you get at closing, the 2nd and 3rd are when the work is 33% done, and the last is when you list it.  Planning the work and payments to the contractors is important when you don't have all the cash upfront.  It is a great way to start building your business.

Day 18 7am bathroom meeting

I asked Brooke, my business partner and Bill, our contractor and her husband, to meet about the bathroom. I can't get the idea that our original plan can't be executed and that the bathroom will be smaller.  For a master bath, it needs to be extra special.  We all gathered at the house and tried to come up with better solutions.  In the end, the bigger door opening and newer fixtures and the tile will have to be the wow factors for this bath.  The unknown costs that arise with a hundred year old house are a given.

Day 18 Progress:  Doors for garage are done, roof 1/4 shingled, upstairs prepped for drywall to start next week, kitchen cabinets sanded.