The "Official" The HCP Home Remodel Thread....

[UncleCliffy'sDaddy]

We just finished totally redoing our kitchen, along with having some minor things done around the house. That alone has taken 6+ weeks. And apparently that is record time from what others have told me. I won't reveal the cost but it was obscene (though to be fair, that "speedy" completion is part of what we paid for).

We went design/build to reduce the hassle and completion time (and because I'm about like you, skills wise). If you or your wife have the time and temperament to act as "project manager", you can save some bucks, but it will like add a fair amount of time (and further aggravation to an already aggravating process) to the project getting completed. The subcontractors always respond better to the general contractor than they do to the customer. They rely more on them for business than they do for you.

As others have pointed out, the very first thing you need to do is prioritize your needs and wants. You didn't say how much you have to spend, but even $100K won't go very far with all the things on your list. Sad but true.....

Pay to have it done "right" the first time. Do overs suck.....and it's cheap "insurance". Too, if you "cheap" things, you'll be redoing the whole thing sooner rather than later. Get the best quality you can afford. You pay for peace of mind...

If you plan to stay there more than 10 or so years, do it the way YOU (or more specifically your wife) want it, not the way that might make it more marketable. The new owners can fork out to make it the way THEY want it when the time comes. You'll be happier...

@riverman is absolutely correct. The new plumbing and electrical should be first priority. The roof second.....

As the project progresses, don't be afraid to ask questions, point out things you might not like and/or to ask for changes if you don't like what you see. It's YOUR money. It might make the cost increase but again, peace of mind. Don't be afraid to be a prick where it matters....

Have a good sit down with the missus before the work starts so that you both know this will be a long and stressful process, but that it will eventually end. I cannot stress this enough. Agree to be patient with each other and be ready take a long walk when tempers flare (though hot angry sex also works. Just wait till the contractors leave for the day). Again, this is gonna test your marriage in a bigly way, especially with all you have going. Prior mental prep (and a ton of patience) will insure that the Mrs. HCP jokes don't become reality.......

If all else fails, the "burbs" is still a reasonable option....

That all said, congratulations and good luck on your new adventure. If I can answer any questions (an actual possibility) don't hesitate to ask.

 

[MarAzul]

My son's house in Eugene, built in 52 is so bad he is going rip it down to the foundation this year. Stud wall of 2x4, aluminum windows, poor wiring, and sagging floor, just too much to fix.
Build a new one in place on old foundation raised one block level to create crawl space high enough to work in.

Sigh! I think I see my fishing trip to Alaska slipping away.

 

[SlyPokerDog]

My son's house in Eugene, built in 52 is so bad he is going rip it down to the foundation this year. Stud wall of 2x4, aluminum windows, poor wiring, and sagging floor, just too much to fix.
Build a new one in place on old foundation raised on block level to create crawl space high enough to work in.

Sigh! I think I see my fishing trip to Alaska slipping away.

I recommend a complete attic fire. Something that smolders for a few days while he's visiting you in Bandon so the smoke damage is extensive.

 

[riverman]

(though hot angry sex also works

menopause is a bitch!

 

[riverman]

My son's house in Eugene, built in 52 is so bad he is going rip it down to the foundation this year. Stud wall of 2x4, aluminum windows, poor wiring, and sagging floor, just too much to fix.
Build a new one in place on old foundation raised on block level to create crawl space high enough to work in.

Sigh! I think I see my fishing trip to Alaska slipping away.

if you have to take it down to the foundation.....just start from scratch....new construction in Eugene is more affordable than it used to be...especially stick frame houses...my ex coworker got one built on her property brand new....set her back about 160k but she got a pretty big house out of it.

 

[SlyPokerDog]

if you have to take it down to the foundation.....just start from scratch....new construction in Eugene is more affordable than it used to be...especially stick frame houses...my ex coworker got one built on her property brand new....set her back about 160k but she got a pretty big house out of it.

Fuck it, leave the foundation and drop the Mar Azul on it.

 

[MarAzul]

if you have to take it down to the foundation.....just start from scratch....new construction in Eugene is more affordable than it used to be...especially stick frame houses...my ex coworker got one built on her property brand new....set her back about 160k but she got a pretty big house out of it.

That is pretty much the plan, salvage a few thousand bucks worth of concrete in place.

 

[MarAzul]

Fuck it, leave the foundation and drop the Mar Azul on it.

 

[SlyPokerDog]

 

[Denny Crane]

You're obviously going to do the landscaping yourself.

 

[Orion Bailey]

I just LOVE how it is Anchored/tied down. That is what really makes it!!!

 

[THE HCP]

Move to Beaverton. NEP is ghetto.

I hope you are joking sir.

 

[THE HCP]

Windows, if double pane are probably the old aluminum style, which was a stupid idea because aluminum conducts heat and cold, it is not an insulator. You can reduce your electric bills with good vinyl windows.

Original windows....double hung with weights inside. Wish we could afford new versions of these.

 

[andalusian]

Here is the fancy SoCal version

All aboard the SS Mrs...

 

[e_blazer]

The first question that comes to mind is why do you think that this bunch of basement-dwelling nerds can give you worthwhile advice on home remodeling? As long as the basement stays dry and the internet feed is good, we're a happy bunch.

One thing to think about with remodeling is that it potentially gives the Multnomah County Assessor the ability to jump your property taxes by a considerable amount. I found this bit of information that you might want to consider:

"In Oregon our property taxes are based on the "assessed value" - also known as "taxable value" - this is a value arrived at from Measure 50 where values in 1996 were set back to 90% of 1995 values then only allowed to increase by 3% a year. So, for most properties the assessed value is much lower than the market value. Your tax bill will show the Market Value and the Assessed Value but your tax is calculated by multiplying the tax rate by the Assessed Value only. Even when a property sells, the value remains the same. The public record of the sale has nothing to do with your taxable value (this is different than any other state that has a similar limit to valuation increases).

When there is a remodel the assessor calls that an "exception event" which allows them to increase your assessed value based on the improvements. This only happens if it reaches a value threshold of 10,000 for improvements done in one year or a total of 25,000 for improvements done over 5 years. But even this gets complicated. The "value of the exception" is based on how much increase in market value the assessor thinks it created then they apply a property ratio (which changes depending on the year and the market over all). The property ratio is probably around 55% to 60% this year.

So lets say you did a bathroom remodel, it would have to increase the market value of the property by over 16,000 in order for them to add 10,000 to your assessment. Anything lower will not reach the exception event threshold for an increase."

I'm not saying that the remodeling isn't a good investment, but just know that your property taxes likely won't stay where they're at.

 

[UncleCliffy'sDaddy]

Oh, and when you're watching all those HGTV shows, don't believe a frickin' word they say about costs. Most of those shows take place in less expensive parts of the country AND a lot of the time, materials etc are donated (or paid for by the show's producer) for "other considerations". I didn't realize that before going into our project and it really made me look like a (bigger) fool than I already am.....

 

[andalusian]

FWIW - a Remodel just about never ends, especially for an older house - unless you have tons of money. We bought a '78 house because of the land (unusual to find 1.5 Acres not too far from the beach in SoCal) - and have been "remodeling" the last 3+ years. A bit at a time is the only way to go at this - as it becomes expensive quick.

 

[oldfisherman]

I want to talk about the electrical.

Agree if it is a safety issue, it must be done first.

About the hot socket.
If only one outlet is getting hot, it maybe a loose connection, or a bad outlet, which is a simple inexpensive fix. I would talk to an electrician about that situation, now.

The problem I have with first doing an entire house electrical replacement is. Once you open up a wall, you might as well do the rest of the inside remodeling you want done. The total cost will be less that way. A lot depends on how the wiring was installed many years ago as to how much wall needs to be opened up, if at all. I have never got lucky with an easy electrical replacement on older homes.

Also, sometimes you can replace sections of wiring rather than doing the entire house. It doesn’t sound like you want to do the entire inside remodel at the same time.

 

[riverman]

FWIW - a Remodel just about never ends, especially for an older house - unless you have tons of money. We bought a '78 house because of the land (unusual to find 1.5 Acres not too far from the beach in SoCal) - and have been "remodeling" the last 3+ years. A bit at a time is the only way to go at this - as it becomes expensive quick.

I've spent 17 years chipping away at my cabin and all the projects a few hundred bucks at a time....I enjoy the work so it's kept me entertained and rewarded me with a better looking, more comfortable cabin but my prize is my deck and gazebo.........I have a couple acres and a creek...projects will never end..I wouldn't want them to. Next project is a bath house.....hot tub, cold tub, sauna, exercise equip....massage table, etc....want to make a real health spa type building for those days like today with drizzling cold rain. I've got the windows and frame wood...just need the time.

 

[andalusian]

I've spent 17 years chipping away at my cabin and all the projects a few hundred bucks at a time....I enjoy the work so it's kept me entertained and rewarded me with a better looking, more comfortable cabin but my prize is my deck and gazebo.........I have a couple acres and a creek...projects will never end..I wouldn't want them to. Next project is a bath house.....hot tub, cold tub, sauna, exercise equip....massage table, etc....want to make a real health spa type building for those days like today with drizzling cold rain. I've got the windows and frame wood...just need the time.

That is cool. I tend to leave the house remodel for the professionals (I will do simple stuff like painting and small scale drywall repair) - my projects are cleaning the yard and updating it for use. Our yard was neglected for a decade or two. We had so many fallen trees at the bottom of the yard it is incredible. Unfortunately, there is no easy access to it - so I have been slowly chipping away at it and hauling stuff up the hill. I have almost cleared a large portion that is close'ish to the house - so I can try to level it or build a second deck on it. This will probably take me another year or so - but it is fun.

 

[BLAZINGGIANTS]

Agree on the costs being far more than you expect. We have a small chunk of money we'd like to use for a project. We decided to get quotes on 4-5 different projects, only to realize all projects are going to be far more than we were wanting to spend at the moment.

 

[Denny Crane]

If you can get a firm quote, you can expect to meet your budget. But when they get down to actually doing the work, they'll open up the walls and see you need rewiring done, or bad plumbing, etc.

So you really should do it piecemeal and budget enough for the unexpected.

 

[blue32]

We just finished totally redoing our kitchen, along with having some minor things done around the house. That alone has taken 6+ weeks. And apparently that is record time from what others have told me. I won't reveal the cost but it was obscene .

God, ain't that the truth. Getting quotes for 12-15G just to remodel a half of a bathroom. That is, a 3x3 shower stall (and all the fixing) w/new subway tile, and a tub w/new subway tile. Didn't even do the other half where the counter and sinks are! lulz.

I attribute the rise in cost, to the demand in work, everyone and their mom is taking out home equity loans to upgrade their house right now due to the huge housing market price spurt. Peeps be rich now w/property yo!

 

[BigGameDamian]

Wow! HCP is asking for OUR advice and help.

 

[oldfisherman]

Wow! HCP is asking for OUR advice and help.

Getting neutered calmed HCP down.

Now he just follows SlyPokerDog around like a little puppy.

 

[riverman]

If you can get a firm quote, you can expect to meet your budget. But when they get down to actually doing the work, they'll open up the walls and see you need rewiring done, or bad plumbing, etc.

So you really should do it piecemeal and budget enough for the unexpected.

The plumbing and wiring in my view are first for that very reason....just start fresh...cosmetic stuff you can budget for but that's the blood and guts of a home. My father taught me something about life he like to call the 2.5 factor....doesn't matter if it's time, money, material, etc.....whatever your first figure is..multiply it by 2.5 and you'll be in the ball park...think it takes an hour to paint that room..? takes a gallon? more like X 2.5..

 

[SlyPokerDog]

@HCP

1. Don't listen to any of these fine gentlemen.

2. Don't listen to Denny.

3. Always break shit down into smaller projects. ALWAYS.

Example:

House rewiring.

Don't get the house rewired. Instead get a new breaker box installed with the old wiring transferred over to it. Easy. Simple. Done. A couple of days at most.

Then when you get a bathroom remodeled you replace the old wiring with new. Run the new wiring down to new box.

Then kitchen. basement. living room. etc. etc. Upgrade the wiring in the house as you remodel the different parts of the house.

If you go to an electrician and say, "Bro, I need you to rewire my house!" You can going to pay a much higher price.
​

4. You love taking pictures, go to some Open Homes and check them out. Take lots of pictures of things you like and don't like. Have my girlfriend (aka your wife) do the same. The worst part of what you're going to do is not being able to explain and show the tradesmen what you and your wife want the end result to look like. I remember my buddy screaming at his contractor that the painter didn't use the right shade of white. (There is no such thing as a shade of white. White is white. It can have different finishes but once you tint it with something it is no longer white. Don't be that person.)

5. Again, break shit down into smaller projects. Never ending remodels will cause fights within your family and have caused many divorces. You don't want random dudes waltzing thru your house for a year. Your wife and daughter will really hate it. Your home is your sanctuary from the outside world. Not a place where strange men come in and show off their butt cracks to everyone.

6. Get a new roof, then wait a few months before doing anything else. That way if the roof leaks in.... lets say the bathroom. You can call the roof guy back to fix it. But if comes back and sees the bath is all torn up and a dude who looks like your cousin is installing a skylight the roofer is going to laugh at you and leave. After something is complete wait a few months to see if it works correctly.



Don't worry, I'll tell Mrs HCP the same thing when I visit her during your next road trip.

 

[UncleCliffy'sDaddy]

Also get plenty of references before selecting a contractor. And make sure they warranty their work for at least a year and preferably longer. Our contractor warranties for 5 years but the references say they'll stand by their work even longer than that. And....while I hate it when Sly is right, do take it one room/project at a time if you can.....

 

[SlyPokerDog]

@HCP

1. Don't listen to any of these fine gentlemen.

2. Don't listen to Denny.

3. Always break shit down into smaller projects. ALWAYS.

Example:

House rewiring.

Don't get the house rewired. Instead get a new breaker box installed with the old wiring transferred over to it. Easy. Simple. Done. A couple of days at most.

Then when you get a bathroom remodeled you replace the old wiring with new. Run the new wiring down to new box.

Then kitchen. basement. living room. etc. etc. Upgrade the wiring in the house as you remodel the different parts of the house.

If you go to an electrician and say, "Bro, I need you to rewire my house!" You can going to pay a much higher price.
​

4. You love taking pictures, go to some Open Homes and check them out. Take lots of pictures of things you like and don't like. Have my girlfriend (aka your wife) do the same. The worst part of what you're going to do is not being able to explain and show the tradesmen what you and your wife want the end result to look like. I remember my buddy screaming at his contractor that the painter didn't use the right shade of white. (There is no such thing as a shade of white. White is white. It can have different finishes but once you tint it with something it is no longer white. Don't be that person.)

5. Again, break shit down into smaller projects. Never ending remodels will cause fights within your family and have caused many divorces. You don't want random dudes waltzing thru your house for a year. Your wife and daughter will really hate it. Your home is your sanctuary from the outside world. Not a place where strange men come in and show off their butt cracks to everyone.

6. Get a new roof, then wait a few months before doing anything else. That way if the roof leaks in.... lets say the bathroom. You can call the roof guy back to fix it. But if comes back and sees the bath is all torn up and a dude who looks like your cousin is installing a skylight the roofer is going to laugh at you and leave. After something is complete wait a few months to see if it works correctly.



Don't worry, I'll tell Mrs HCP the same thing when I visit her during your next road trip.

Also you travel a fuck of a lot. That makes things much harder. Your wife, being the good woman that she is, will tell you that she will handle everything. No, you need to be the one who handles things. You need to be the one tells the different tradesmen what you want or if what they have done is no good. That last thing you want is to get a call from your wife in tears because someone isn't doing what you hired them to do or they did it wrong and you're stuck in game 1 of a 5 game road trip. Don't make your wife have to be the bad cop with the workers. That's your job. You might have to take a month off this summer and skip a golf tourney. Trust me, happy home, happy wife = happy life.

 

[rasheedfan2005]

Yall are failing to realize the problem with the op.

Wtf is this low post count rookie doing making threads about his shit?