This was a fun project!!
The big challenges were how to fix the cut up floor plan, dealing with multiple bad remodels with small, narrow rooms, multiple floor heights and not enough beds and baths for the average buyer.
With most projects (Page being no exception), our goal is to solve the following….
Where and how to open up the floor plan?
Finding and maximizing the easy-to-get square footage?
Where and how to maximize the bed/bath count as well as open living space?
And Leverage all opportunities for outdoor living and entertaining space.
This all has to be done while improving curb appeal and staying within the budget and timeline!
So here’s our starting point –
The day I found out about the deal, the agent and I immediately drove the property, comp’d it out and within 4 hours we had an offer in to the seller (which were the family members of the woman who died peacefully in the home of natural causes).
Once in contract, we kicked the due diligence into high gear and I got my GC and architect in to confirm what I saw, including how to best lay it out, and the costs to do it all.
Obviously surprises can come up (and always do!), but once we feel good about the game plan, how long it will take and at what cost, we then figure out what we think the future sale price will be – then (and only then do) we move quickly to generate plans for the city and close the deal.
It’s a personal goal of mine to literally start the demo the day we get keys…
We don’t want to waste any time, and depending on how long we think the city will take, we also start ordering materials so we don’t miss a beat once the permit is ready.
Since we had to do so much roof work to open the floor plan and add sqft, we decided to take the whole roof off…
Do all our framing and shore up the floors and start rough-in.
And to save time (and maybe a little money…although in most cases you hope for a breakeven), we went with trusses so we could go from just walls to a complete home with roof within a few days!
One of the keys to this business is communication. This project went so smooth and ended up with such a good design due to the frequent site visits by my designer (and myself).
By the way….the design is HUGE! Everyone can tell when an average General Contractor does his own rehab without the help of an interior designer. If you don’t use one on your rehab, you’re crazy. My designer happens to be my wife, which can be good and bad (more on that topic in another post J), but you cannot skimp on design, because although you spend a ton of money on rough materials and labor, and then spend a bunch on finish materials – if you don’t make the style, finishes and colors all work, you’re doomed to taking less money than you could have, and potentially having your house sit on the market. It all has to fit together and look right, and more importantly make people feel good when they see it and ‘experience’ it. This is all a big deal that most junior rehabbers ignore.
I should also mention – when the market is on fire, everything seems to be selling. But when things slow down or if the market is declining, you don’t want to be sitting on a poorly designed home.
On this particular rehab we went with a more clean and contemporary look-and-feel. We had our buyer pegged as a younger couple that’s probably in the tech business, who would appreciate a more clean and modern look. So we spent a few extra bucks and did an island with a waterfall feature…
It turned out awesome!
I also thought we accomplished the goal of curb appeal as mentioned before. You’d be surprised how cost effective a front porch can be and it adds a great architectural element…
Here’s a couple more shots of the final product. You can also go to the Page St post for all the ‘before and after’ shots, and can see the very cool 3D tour here: https://my.matterport.com/show/?m=cr64vfjnoZo