Can anyone give me an idea of what they are paying per square foot for a flat roof tear off and replacement with a torch down modified bitumen? About 4,000 sf.
Thanks in advance!
CH
Thanks for the info. Based of of your info and contacted a local mold remediation co. I was told that if the owners were recommended to wear a respirator, then most likely there was extensive damage. They only charge 75.00 for an estimate. It seems if it is extensive, then the cleanup may get well over 5000.00. Therefore, I might as well plan to strip the house out. or at least some rooms. I am planning a visit to the property myself. If I plan on proceeding to place it under contract, I will attempt to negotiate a low price or walk away. The house is a solid brick house in a nice negihborhood. If the mold is as bad as I think, I may offer 10,000, and see if they negotiate. At that time I will have the estimate for mold repairs.
Go visit the house. How are you going to learn or make an educated decision from the comfort of your living room?
Mold houses are one of those issues that some people swear are huge health hazards while other swear it is a bunch of hype. So it is possible that the current owners are very sensitized to the issue whereas I might walk in and think the house looks great.
Contact the Rehabinator,......in one of his post he mentioned
an excellent rehab book...........it would be a better investment then buying Mashall & Swift Guide.
Stockpro may know the name of the book........you can also do a seach of the forums to locate the post.
I use State Farm for all my rental properties and am very happy with them. They are also my home owners, automobile, personal umbrella and commercial umbrella. I like having all my insurances with a single company. But they will not cover vacant property / rehabs. And yes my state farm agent personally goes out to the property and it had better be 100% ready to for a tenant. Many times he tells me that before he will insure I have to fix wood rot on the eves, remove any debris against the house, replace a roof shingle, etc. They are very picky in some respects, but - there is no pet exclusion and the do not ask for a 4 point inspection regardless of the age of the house. Actually, they do not ask me any questions about the house.
I am not very knowledgeable on insurance. One of the reasons I stay with a large reputable company. I also meet face to face with my agent at least once a year to review all my insurance.
You can buy seperate flood insurance. I do not purchase it. Wind damage is covered in my policy but there is a seperate deductable (I think). There are NO dog exclusions in the policy.
i know this is for nc yank to answer, but have you every thought about a manfactured home. you can get a good used on for about 25-30k, excavating for foundation and bsmt about 10k and bricking the front , so you can you brick comps another 10-15k.. So you can have a ranch or bungalow for about 45k minium, but what you willing to spend should be based on your potential market return
If you pull your own permits , do some sweat equity and go basic then I you can get it built fairly cheap.
We both live in the same area of NC, so I know the construction costs around here.
If I remember correctly you were working for a truss manufacturer......at least I thought.........at anyrate, unless you are getting a special deal on trusses......you may want to check the cost of a stick roof vs. truss. I have used trusses once in the last years.........their main advantage is time...............not cost.
As to the perk.....you need to contact the local environmental health or zoning department to have a perk test down.
In Cabarrus it cost $50.00......Im not sure the cost in Mecklenburg. You would have to stake off where the house is going to sit........from there a representative would come out and advise you if the land perks.
It needs to perk for a standard system.....anything else means more $$$$$$.
In regards to modulars............I have never found a company that can build a decent modular as inexpensive as a stick build home.
My in-laws almost bought a modular...........there were so many unaccounted costs that by the time you factored those cost in..........the mod actually cost more money then the stick.
If you still have my email address, drop me a note.
It really does depend on the area where the project is located. in northern California
for 2 layer tear off, 1 layer base, 1 layer granulated torch-on, $250.00 to $300.00 per 100 SQ. FT. (a Square)
depends on the amount of flashings, can a truck be backed right up to the roof or will every thing be carryied out to the curb Ect...
using $300.00 per square X 40 squars (4,,000 SQ. FT.)= about $12,000.00 or so
John
I forgot to say, they are listing this property at $29,900.
You need to talk to a Mold Remediation specialist to find out the requirement in removing the damage.
Some places make your remove it......not cover it up.
Their answer will help you determine if this is a good investment.
NC
Thanks for the info. Based of of your info and contacted a local mold remediation co. I was told that if the owners were recommended to wear a respirator, then most likely there was extensive damage. They only charge 75.00 for an estimate. It seems if it is extensive, then the cleanup may get well over 5000.00. Therefore, I might as well plan to strip the house out. or at least some rooms. I am planning a visit to the property myself. If I plan on proceeding to place it under contract, I will attempt to negotiate a low price or walk away. The house is a solid brick house in a nice negihborhood. If the mold is as bad as I think, I may offer 10,000, and see if they negotiate. At that time I will have the estimate for mold repairs.
Go visit the house. How are you going to learn or make an educated decision from the comfort of your living room?
Mold houses are one of those issues that some people swear are huge health hazards while other swear it is a bunch of hype. So it is possible that the current owners are very sensitized to the issue whereas I might walk in and think the house looks great.
Brenda
if they are telling you to wear a mask, i agree with the rest of the post, call a specialist.
CB,
Contact the Rehabinator,......in one of his post he mentioned
an excellent rehab book...........it would be a better investment then buying Mashall & Swift Guide.
Stockpro may know the name of the book........you can also do a seach of the forums to locate the post.
NC
it is iritating that state farm will not cover the entire project. They are just try to cover there (assets).
From dealing with them on the restoration end of things, they do settle up fairly on claims, and that is why i use them for my properties
John
I use State Farm for all my rental properties and am very happy with them. They are also my home owners, automobile, personal umbrella and commercial umbrella. I like having all my insurances with a single company. But they will not cover vacant property / rehabs. And yes my state farm agent personally goes out to the property and it had better be 100% ready to for a tenant. Many times he tells me that before he will insure I have to fix wood rot on the eves, remove any debris against the house, replace a roof shingle, etc. They are very picky in some respects, but - there is no pet exclusion and the do not ask for a 4 point inspection regardless of the age of the house. Actually, they do not ask me any questions about the house.
Brenda
Brenda,
Curious, does State Farm in Florida write your wind and flood coverage? Also, do they have a "no-no" dog list (Rotts, etc...)?
Tim
I am not very knowledgeable on insurance. One of the reasons I stay with a large reputable company. I also meet face to face with my agent at least once a year to review all my insurance.
You can buy seperate flood insurance. I do not purchase it. Wind damage is covered in my policy but there is a seperate deductable (I think). There are NO dog exclusions in the policy.
Brndz
I reccomend hitting the library and this site, you can get books for cheap on Ebay and www.half.com as well
[addsig]
i know this is for nc yank to answer, but have you every thought about a manfactured home. you can get a good used on for about 25-30k, excavating for foundation and bsmt about 10k and bricking the front , so you can you brick comps another 10-15k.. So you can have a ranch or bungalow for about 45k minium, but what you willing to spend should be based on your potential market return
Shamund,
If you pull your own permits , do some sweat equity and go basic then I you can get it built fairly cheap.
We both live in the same area of NC, so I know the construction costs around here.
If I remember correctly you were working for a truss manufacturer......at least I thought.........at anyrate, unless you are getting a special deal on trusses......you may want to check the cost of a stick roof vs. truss. I have used trusses once in the last years.........their main advantage is time...............not cost.
As to the perk.....you need to contact the local environmental health or zoning department to have a perk test down.
In Cabarrus it cost $50.00......Im not sure the cost in Mecklenburg. You would have to stake off where the house is going to sit........from there a representative would come out and advise you if the land perks.
It needs to perk for a standard system.....anything else means more $$$$$$.
In regards to modulars............I have never found a company that can build a decent modular as inexpensive as a stick build home.
My in-laws almost bought a modular...........there were so many unaccounted costs that by the time you factored those cost in..........the mod actually cost more money then the stick.
If you still have my email address, drop me a note.
NC_Yank
Thanks NC. That was what I was looking for.