Archive for the ‘repairing properties’ Category

Efficient Design – Green adds Green

Tuesday, January 17th, 2012

This is a guest post by: Erik Braunitzer of Douglas Elliman Real Estate Company, agents for NYC Apartments.

The bathroom is an essential part of most every home. However, the bathroom is also an area that is often neglected when it comes to creating an environmentally friendly and green space. Luckily, when designing or remodeling your home, the nation-wide renewed focus on green living has opened up an entire marketplace full of green items.

And what most homeowners and contractors don’t realize is that going green really boosts the value of your home. Things like geothermal heat, 95% efficient furnaces and walls made with reclaimed materials are just a few examples of expensive but worthwhile home investments. One of my favorite areas of focus is the bathroom.

Recycled Glass Tile: Tile is a commonly used throughout the bathroom, from floors and shower walls to backsplashes and accent work. Consider using recycled glass tiles, which come in a wide range of colors, shapes and sizes. Recycled glass tile is installed in the same manner as regular tile, and can come in pre-spaced squares allowing for easy installation and grouting.

Sustainable Harvested Woods: Wood is often used for vanities and even flooring for bathroom spaces. However, many wood products require the use of environmentally unfriendly or even illegal logging practices to supply the material. Choose products with a Forest Stewardship Council approved sticker on them, or choose more environmentally friendly products like bamboo, cork or wheat straw. Storm-feld tree products are also an option for a greener bathroom. Avoid wood products made from particle board, which often contains formaldehyde.

Recycled Metals: Recycled metals can be used in your bathroom from cabinet pulls to fixtures. Look for products such as recycled metal counter tops, vessel sinks made from recycled metal, recycled aluminum tiles, salvaged brass faucets, and recycled bronze metal hardware.

Composite Terrazzo: Another way to use recycled materials for vanity countertops is through composite terrazzo products. These counter tops are made from a wide range of different materials, such as recycled glass, which is then combined with an epoxy binder or cement to create the hard and formed surface of the countertop. Because there are different types and colors of materials used in each piece, you get a unique finished look to the product you install.

Salvaged Products: Whenever possible, try to use recycled salvaged products in your bathroom remodel. Often times home owners will get rid of light fixtures, cabinets or sinks that are still in style, but that do not fit their own current personal style. Purchasing these products from salvage stores reduces the chances that the product will find its way into a landfill, as well as can provide a unique or vintage look to your bathroom space.

Windows: Install windows in your bathroom to bring in natural light. The more natural light you have flowing into your bathroom, the more open it will feel and the less electricity you will need to use, which reduces your energy waste and brings down your electric bills. Install Energy Star rated windows to help reduce the loss of heat or cold air during the winter or summer months.

Toilet: Toilets make up a significant portion of water usage in most households. Each flush can waste gallons of water, even though newer toilet designs can provide the same performance with less water. Look for toilets made to the HET Standard (or High Efficiency Toilet) which guarantees you’ll be using less water with each flush.

While these steps may seem small, every choice helps create a better world for you, your family and generations to come. By making these simple choices, you can make a positive impact on the environment, all without sacrificing style or function in your bathroom.

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Fix em up Rent em Out

Increase profits by improving your rental property

Saturday, July 9th, 2011

I’d like to share with you an email that received from an insightful real estate investor who, I think, uses a great way to increase his rental profits.

Hi Terry;

I have been the landlord of a triplex for just over 5 years. For most of that time, I simply maintained the property that I owned after making a couple of bigger renovations (windows and insulation). The biggest challenge I had was that my existing tenants paid way below market rent and rent control would not allow me to increase rents beyond 0.7%-2.2% each year. I felt stuck.

Recently, one of those tenants moved out. I managed to gut and redo the one bedroom unit and once it was finished I rented it out for almost double what I was getting before! This took the pressure off quite a bit but I realized I had to get my other “long term” renter out of her apartment. I ended up paying her to leave (2 months free rent) but it looks like it paid off. Her rent for a 2 bedroom was $474.77, but I have a lease now on the apartment for $799 a month. Surprisingly, I got this tenant because they saw pictures of the first unit I did and knew that I was finishing the second unit the same way. When they did the walk through the place was gutted and I didn’t even have the walls framed in yet!

I have looked at some other systems out there, but it seems to me that the only one that really works is finding a run down property with below market rents in a good area, fixing it up, and rerenting to higher classed tenants. If I knew a few years back what I know now, I would get the old tenants out ASAP even if I need to use my “cash for keys” program.

Right now I work full time so I rely on a dependable contractor that I feel I can trust. I hope to start renovating my own houses down the road, but I think I might need to get rid of my job to free up the time. Currently, I just do a walk through each day to see what work has been done and simply manage the renovation. Once the triplex is completely turned around next month I figure I will start looking for another project; I just need to convince my wife who still has fresh memories of my less stellar tenants.

Anyway, wishing you all the best!

Jim Thrower

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Avoid Perfectionism with Fixer Upper Houses

Wednesday, July 6th, 2011

Govern a great nation as you would cook a small fish. Do not overdo it.
–Lao Tzu

A key to fixing up a house is to know when to stop fixing up. You want the house to look good, yet you know that people are not going to care for your house the same way that you would. For rental properties, I don’t purchase the most costly, or even new, materials. I do a lot of my shopping at stores that recycle construction materials, like Habitat for Humanity’s Re-stores. You can get bargain basement prices on things like doors, kitchen cabinets, hinges, toilets, paint.

Need I say more? It’s a fixer-upper person’s paradise.

If I know that I am going to sell the house I may install higher grade of materials, especially where it really counts, like the kitchens and bathrooms. As Lawrence Dworin says in Profits in Buying & Renovating Homes:

“It’s easy to get carried away on renovation projects – wasting time and money on repairs that buyers won’t pay extra for. I assume you like to do good work. We all do. And we’d like every finished project to be a showplace. But you can’t make money that way. Your buyers have a limit on what they’re willing to pay. That’s why you’ve got to limit repair costs. In this business, you concentrate on fixing code violations and creating a clean, safe, livable house.”

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Planning Some Renovation on Your Rental Property? Be Ready to Comply With EPA Lead Paint Regulations

Wednesday, November 10th, 2010

Common renovation activities like sanding, cutting, and demolition can create hazardous lead dust and chips by disturbing lead-based paint, which can be harmful to adults and children.

As owners of a relatively small number of rental properties, it may be tempting to think that we are exempt from the regulations that apply to people who own real estate empires. We can just wander into our rental homes, hammer in hand, and do our little renovation projects, right? We are, after all, captains of our own ship, and masters of our own destiny.

Hold on there, Sherlock, EPA begs to differ.

Get certified or get out of Dodge

Property owners who renovate, repair, or prepare surfaces for painting in pre-1978 rental housing or space rented by child-care facilities must, before beginning work, provide tenants with a copy of EPA’s lead hazard information pamphlet “Renovate Right: Important Lead Hazard Information for Families, Child Care Providers, and Schools.” Owners of these rental properties must document compliance with this requirement. EPA has a sample “pre-renovation disclosure form” to guide you.

As of April 22, 2010, property owners who perform these projects in pre-1978 rental housing or space rented by child-care facilities must be certified and must follow the lead-safe work practices required by EPA’s Renovation, Repair and Remodeling rule. To become certified, property owners must submit an “application for firm certification” and fee payment to EPA. The Agency has up to 90 days after receiving a complete request for certification to approve or disapprove the application.

Steps to take before beginning a project

Property owners who perform renovation, repairs, and painting jobs in rental property should:

1. Take training to learn how to perform lead-safe work practices.
2. Learn the lead laws that apply to you regarding certification and lead-safe work practices.
3. Keep records to demonstrate that you and your workers have been trained in lead-safe work practices and that you follow lead-safe work practices on the job. To make recordkeeping easier, you may use the “sample recordkeeping checklist” that EPA has developed to help contractors comply with the renovation recordkeeping requirements.
4. Read about how to comply with EPA’s rule in the “EPA Small Entity Compliance Guide to Renovate Right.”
5. Read about how to use lead-safe work practices in EPA’s “Steps to Lead Safe Renovation, Repair and Painting.”

Do the new rules apply to my project?

The rule must be followed when “repair or maintenance activities disturb more than 6 square feet of paint per room inside, or more than 20 square feet on the exterior of a home or building.” Renovation is defined as any activity that disturbs painted surfaces and includes most repair, remodeling, and maintenance activities, including window replacement.

What is my motivation to comply?

Fines for violating rule requirements can be up to $37,500 per incident, per day.

What if I hire a contractor?

If you have the work performed by an outside contractor, you should make sure that contractor has the proper training/certification.

You can verify that a contractor is certified by checking EPA’s website at epa.gov/getleadsafe or by calling the National Lead Information Center at 1-800-424-LEAD (5323). You can also ask to see a copy of the contractor’s firm certification.

Realtors, and property managers are all also affected by these EPA regulations.

For more information, see the EPA Renovation, Repair and Painting site

Due Diligence and Property Inspection, Part 9: Qualifying the Inspectors

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Breakdown of townhouse purchase costs

Friday, February 13th, 2009

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Here are the final numbers on the rental property that I purchased.

Price: $106,000
Interest rate: 5.125%
Term: 30 years
Down payment: $21,200
Principal & Interest: $457.37
Taxes & Insurance: $128.87
Total monthly payment: $586.24
Estimated rent: $770

The townhouse is 1100 sq.ft., 2 beds & 2 baths, washer, dryer, carport, and small back yard. It has a great central location and should rent easily. I have another property nearby that is very easy to rent.

It needs some cleanup and repair work in the kitchen, fire alarms, blinds in the windows, new toilet sets, etc. There is nothing big that we have to do to it. With my wife and kids pitching in, we should have it ready to go by the end of the weekend.

Here are a few more photos of the kitchen, the living room, and the back yard.



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Swimming Pool Issue

Friday, September 26th, 2008

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The search continues for a new investment house. As soon as my wife and I identify & purchase our next fixer-upper, we will move into it and rent out the one we are in now.

A lingering question related to our present house that we haven’t resolved yet is, what do we do with the swimming pool in the back yard? When we bought the house, the pool had already been installed, but it was missing a pump, it doesn’t have a guard fence, and it probably needs to be painted. We have put off the decision of what to do with the pool until last.

Initially, the plan was fix the pool and sell the house. Now that it will become a rental, the question arises “what if a tenant falls in the pool and drowns?”. Wouldn’t it be better to just put a cover over it and not fill it with water? My inclination is the later.

Watch this space for further developments . . .

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Rains and Leaks

Monday, September 1st, 2008


Investment House Search Update

Despite the debacle last month, my wife and I are back to beating the bushes looking for our next “dream” fixer-upper house. Our plan is to find another one that we can live in while we repair it. That has worked out pretty well on the one we are living in now.

Of course, if a great deal for a regular rental pops up, we’d probably grab that too.

Rains = Leaks

We got some heavy rain Saturday. I received a call from a tenant Saturday night. She reported three leaks in her house. I knew it was time to re-coat the roof last spring, but I thought it would hold out throught one more rainy season. I was wrong.

So, flat roofs being what they are, the roof has to be dry before it can be patched. And, there has to be no threat of rain, or the coating will just wash off again. Been there, done that.

There is a 30% chance of rain today, but for the rest of the week the forecast is 0%. Tomorrow ought to be a good day to take care of it.

Save Money on Making Fixer-Upper Repairs

Thursday, August 21st, 2008

Every person who owns a fixer upper house business ought to learn to make repairs.

Take a look at my new ezinearticle entitled Save Beaucoup Money When Investing in Fixer-Upper Houses! 5 tips on Learning to Make Repairs.

Preview: Tip #1 is Stick to Experts Like Glue

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Ode to Grout, and fixer upper houses

Monday, April 7th, 2008


There are very few conversations that include the word “grout” in them. Grout is one of the most under utilized words, and unappreciated substances in the English language. Yet, where would tilers be without grout? And yes, where would all of us who have tiled floors or walls be without this cementy substance?

This weekend, in a never-ending effort to finish repairing our fixer-upper house so we can rent it out, the family undertook to tile the closet floor. This was one of several smaller do-it- yourself projects that remain to be done before we can call this house finished.

Here is how it went down.

Step 1.

Number 1 son expertly cuts tile for the floor (note ear plugs -not an MP3- for protection).

Number 1 son precisely mixes the mortar to the right “peanut buttery” consistency.

Number 2 son carefully transfers the mortar from the mixing bucket to the transfer bucket.

Number 2 son and I precisely apply mortar to back of tile. Number 2 son expresses amazement over incredible precision.

Angy relentlessly spreads the much-anticipated “grout” into the spaces between tiles.

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Weekly Fixer Upper Roundup of Real Estate Investing and Prosperity Blogs

Saturday, February 16th, 2008


Once again, I present my unbiased, unwarrented, unadulterated and unrelenting list of favorite blog articles from the past week, not necessarily related to the fixer upper house business, but still informative.

Managing Tenants Part Three: Written Criteria for Tenant Selection at biggerpockets.com
When Tenants Pay Late (Part 1 – The Initial Discussion) at twowiseacres.com
From Freakonomics at fsbojane.com/
Flowers and Shrubs and Dust Oh My at rentalsrus.blogspot.com/
Almost…To….The…Finish…Line at flipthyhouse.com/
Health Insurance, Medical Expenses, and Unscrupulous Doctors at moolanomy.com/
Compare Your Rent to Your Neighbors at wealthisgood.blogspot.com/
Frugality: Increasing Your Quality of Life for Less at mrsmicah.com
Suze Orman Gets it Right About Why Our Economy is Faultering at money crashers.com

The Zen of Repairing Properties

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