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Where to begin and in what order

Posted By: Silverbullet

Where to begin and in what order - 03/30/19 04:08 PM

Hi all. This summer is shaping up to be busy. We are about 11 days out from closing escrow on a house that needs a lot more cosmetic work than I originally planned on. Needs is somewhat subjective as it's not falling apart. But, before we move all of our stuff in it might be getting some love.

Since someone will ask. Background on house. 2 story, 2300 sqft, 5 bed, 2.5 bath on 1.3 acres. 2 car garage, 1.5 car shop and room to build another shop down the road. That last tidbit was a major selling point. Probably overpaid a little because of location (a bit out of town, in a small neighborhood, at the very end of the street. House is 16 years old and is well lived in. That's fine because we have kids that will further wear it out. It's on a well and septic, utilities for power and gas. It's what I would call a semi custom home. Not a cookie cutter, but not a full custom.

Someday, we will probably remodel the downstairs to open it up a bit. But, that is a long ways off.

Before we move in, I have to install some temporary fencing to keep the kids corralled (wife's request), an RO system to filter uranium out of the water, replace kitchen faucet, fix some of the other faucets. The crawl spaces needs to be cleaned form some minor rodent issues and the ducts need to be cleaned to give us a fresh start.

It is getting carpet because the old carpet is hacked up and pieced together.

Now, it needs some cosmetic drywall work on a few of the corners and could most definitely use paint upstairs and downstairs. Thought about having the upstairs painted prior to move in so at least that floor is done from a cosmetic standpoint. The downstairs will get painted at some point, likely one or two rooms at a time.

I am pretty handy though no expert. I really don't like to paint and have not done interior trim. But, I do have the tools like a compound miter saw, nail guns, etc. I can install my own RO system and plumb it in (most of the lines are already there), etc.

Looking for any insight, guidance, tips on what to bite the bullet on and get done. The reality is that we are going to be over budget going in and I want to minimize the damage. That being said, sometimes it is just too worth it to do something (like upstairs paint) before we move in and in timing with the carpet (pull carpet, paint, install new carpet). Sometimes it really isn't that big of a deal. Of course, contractors will tell you it's a huge deal (sometimes it is) to help you go ahead and do it.

Other things the house will need. Some facia and soffit boards replaced, new gutters (expanded gutters) some grading to keep water away from the foundation, etc. Oh, and I still want to use the boat this summer.

Initially, the plan was to simply do the carpet, fix the required things before move in and then work on interior paint, etc. as time and money allows. Good idea, bad idea, doesn't really matter?

During the summer we will fix the fascia, soffit and put on new gutters to get us through the winters and stop any further water damage.

2020 will bring exterior siding repairs and full exterior paint. I will likely do the shop myself as it is not that high. Getting to the second floor of the house will be a challenge and I will likely have someone paint it after I replace the damaged siding.

Anyway, I babbled way too much.

Looking for tips and hints based on real world experience. Order of repairs, timing, things you regret around the timing, etc.
Posted By: kdl

Re: Where to begin and in what order - 03/30/19 10:55 PM

Congrats on the new home James
I guess a lot would depend on how much time you have to complete the required work. When do you expect to move in and how far is it from your current home?
If the budget allows, I'd farm out the repairs, paint, and carpet on the second floor. There will be more than enough to keep you busy on other projects.
Posted By: Frantically Relaxing

Re: Where to begin and in what order - 03/31/19 12:13 AM

if at all possible, before moving in:

internal plumbing and any electric before any new drywall --- plumbing and wiring's not hard if nothing's in the way...
paint before new carpet --- whole rooms can be painted with an airless in minutes, if nothing's in the way...
carpet before move-in --- new carpet is a relatively easy job if the painting's already done, and nothing's in the way...

Doing all the above AFTER move-in makes them difficult, time-consuming crap jobs wink

New faucets & other fixtures, water purification, exterior stuff, all that's easily do-able after you're in...


Posted By: Silverbullet

Re: Where to begin and in what order - 03/31/19 04:07 AM

No electrical and no in wall plumbing.

Everything it needs is cosmetic with the exception of some water damage to siding which can be called cosmetic.

There will be lots to do later. We are getting quotes on the paint and repairs upstairs.

I'm giving us about 10 days max between close and moving stuff in. More than enough time for carpet, paint, faucet repair, RO system, cleaning, etc. I may even scrub the floor in the shop and put down epoxy before that becomes an onsight storage unit. It could be done later, but doing that before it fills up with heavy stuff will be nice.

We still have to pack the old house which is in progress.

New house is about 15 minutes from old house. Far enough that I want to make trips worth it, but close enough to run over.
Posted By: GoFirstClass

Re: Where to begin and in what order - 03/31/19 09:25 PM

James, I didn't realize you were such a masochist!

I'm glad you didn't lose your focus of what's important to keep things in perspective: "Oh, and I still want to use the boat this summer."

I definitely would get the upstairs painted and carpet down, but not in that order. That's much easier to do when there is nothing to move out of the way. I'm another who hates to paint. Well, it isn't the painting that I hate so much it's removing light switch covers, pulling baseboards, getting all that other stuff out of the way that you don't want to get paint on.

Much success with your project, and don't lose sight of what's important: Family time on the boat.
Posted By: captkevin

Re: Where to begin and in what order - 04/02/19 12:15 PM

Congrats on the new house. What an exciting & busy time. To help with the budget i'd think about doing the painting myself. It is a lot easier when the house is empty.
Posted By: On Holiday

Re: Where to begin and in what order - 04/02/19 05:41 PM

Tear out the old carpet, paint the walls and install new carpet is much easier to do when there isn't anything in the way however initial costs will be more. Other option is to move stuff in and then shuffle stuff around while you paint and do carpets in each room. The exterior and RO can be done after move in. The duct cleaning can be done as well however if that can get done before carpets then do so.
Posted By: Silverbullet

Re: Where to begin and in what order - 04/04/19 02:53 AM

I'm in Alaska for work right which adds to the fun (sarcastic tone) of buying a house. At least I'm getting my fill of fish. .

The bid to paint the house was 6900-8500 depending on a few variables. We will have to paint the outside in the next year or two and that is likely going to have to be paid. So, we would rather save that money.

Current plan:
Close escrow
Have carpet installers come and remove carpet.
Have crawlspace cleaned and disinfected and ducts cleaned.
Paint upstairs rooms and replace baseboards and trim.
Paint hall and stairwell.
New carpet installed
Paint downstairs rooms.
Paint interior of garage and interior of shop.
I'm guessing the paint will take me 2 weeks total after work and on weekends.
Install temporary fence, RO filter, kitchen faucet, etc.
Move in.
Install shelves in garage and shop to get stuff out of the way.

I do have another trip to Jackson Hole during that time frame. If we have to stay a couple extra days in the old house, so be it.


Posted By: Silverbullet

Re: Where to begin and in what order - 04/14/19 04:53 AM

We closed escrow on Friday. A nightmare process with the seller for sure. They were not amiable to anything and ultimately did not fulfill on their RE-10 commitments. We closed anyway and will take it up outside the process. Maybe I’ll get some satisfaction there, maybe I won’t.

Haven’t gotten much done. Everything is slower. Carpet is ordered, but not scheduled. Floors were not done and there is still some moisture present so that is a pressing issue. Made a little progress today.

Painting contractors here are either 2.5X what they should be or booked out several months. Will likely paint the office before we move in because that furniture is hard to move for one person. Also, planning to pain the stairwell and hall as the stairwell is a potential mess since I will be on a ladder up high. The disgusting downstairs green will be the first thing painted after move in. Going to pick up paint tomorrow for those three areas as I expect them to be painted in the not so distant future.

We have a little over 2 weeks to complete this. It always moves slower which concerns me. I feel like we should be further along in our packing. It’ll get done. It always does.
Posted By: captkevin

Re: Where to begin and in what order - 04/14/19 12:25 PM

Now the real fun starts. We have been in our house 8 years & there are still things to do.
Posted By: Jack T

Re: Where to begin and in what order - 04/14/19 10:03 PM

"We have been in our house 8 years & there are still things to do."

Surely, we all know that's the truth of home ownership--unless you have lots of money to pay out. In that case, takes no personal time at all. BTW, we have been in our home 49 years. Unexpected things pop up all the time.

Good luck in making your schedule SB.
Posted By: Silverbullet

Re: Where to begin and in what order - 04/15/19 01:10 AM

Today I got little done. I ordered paint, which I don’t need right this minute but Sherwin-Williams has a sale and a coupon so I went ahead and did it.

Pressure washed the garage which was good. Still some residual oil in the concrete. I’ll put some cat latter on it to see if it will absorb it.
Patched a hole in the siding that looked like something had been living in it. Eventually that wall will come out and we will push the wall out. The hole went through the siding and the sheathing into the wall. If something was in there when I filled it, they are still there. Found a wasp nest insight an exterior light fixture, that was fun. I’ll spray for it and they all need to be replaced. But alas, that is my problem. As I work on one thing I get distracted by something else. I did fix the whole allowing rodents into the crawl space.

Got home and remade my list. The things that must be done before the moving trucks get here in 10 days. There is a lot to do, but most can wait until we get there.

Reverse Osmosis so we have drinking water
Temp Fencing
Carpet
Wood floor repair
Door to garage

PACK, PACK, PACK

Though it is not on the list, I will pressure wash the shop floor as I have a borrowed pressure washer at the house now.
Posted By: captkevin

Re: Where to begin and in what order - 04/15/19 03:02 PM

Don't forget to take pictures to post up for us.
Posted By: captkevin

Re: Where to begin and in what order - 04/15/19 06:13 PM

Bought some of this to try & remove a couple of old oil stains in the garage but have not a chance to use it yet - thanks to 5 inches of snow yesterday.

https://www.menards.com/main/tools-...3.htm?tid=8331105979079985166&ipos=3
Posted By: Frantically Relaxing

Re: Where to begin and in what order - 04/16/19 02:58 PM

between kitty litter and actual 'oil absorber', I've found oil absorber works much better, very powdery, gets into the pores...

And if you want one and done: Purple Power, deck brush, rinse, oil's gone...
Posted By: casualboater

Re: Where to begin and in what order - 04/17/19 02:23 AM

Our current house had a very unpleasant seller. We rented for a month to avoid having to find a place to stay until we could close, which he claimed at closing we never paid, amongst other bits of fun. Most important thing though is that after closing we never dealt with him ever again and we are very happy with our house and neighborhood. It was totally worth the stress in the long run. Hope you have a similar outcome!
Posted By: Silverbullet

Re: Where to begin and in what order - 04/19/19 12:15 AM

Originally Posted by captkevin
Don't forget to take pictures to post up for us.


I need to find a photo hosting page. I dumped photobucket after that whole issue and haven’t signed up anywhere else.
Posted By: Silverbullet

Re: Where to begin and in what order - 04/19/19 12:24 AM

Originally Posted by Frantically Relaxing
between kitty litter and actual 'oil absorber', I've found oil absorber works much better, very powdery, gets into the pores...

And if you want one and done: Purple Power, deck brush, rinse, oil's gone...


Tried simple green heavy duty. Didn’t pull the spot. I do have Castro’s super lean in a box somewhere. I also bought a concrete cleaning attachment for a power washer I don’t own yet.
Posted By: Silverbullet

Re: Where to begin and in what order - 04/19/19 12:32 AM

Finding real oil dry seems tough in these here parts.
Posted By: Silverbullet

Re: Where to begin and in what order - 04/20/19 07:50 PM

Here’s some pics

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Posted By: Jack T

Re: Where to begin and in what order - 04/20/19 10:58 PM

Nice! Love the garage. Is it heated? Big driveway to show off all your stuff to your neighbors. Do you like to shovel snow? (:-) Lots of grass to mow in the summer, too.
Posted By: captkevin

Re: Where to begin and in what order - 04/21/19 12:17 AM

Looks nice - should be nice place
Posted By: Silverbullet

Re: Where to begin and in what order - 04/21/19 02:01 PM

Originally Posted by Jack T
Nice! Love the garage. Is it heated? Big driveway to show off all your stuff to your neighbors. Do you like to shovel snow? (:-) Lots of grass to mow in the summer, too.


It is a long driveway. A little narrow and I need to line it with lights to make it easier to see when backing out in the rain. I have a kid that likes to shovel snow. I’m guessing eventually we will get a quad to do “chores” around the property.

The garage is not heated. It’s also a little too short for the boat. We are going to explore pushing out the back about 7 feet to get to 31’ from the current 24’. That will get the boat in and give room to walk around the back. At that point, I will explore adding a heater to the garage. Someday, I want to build a bigger shop for a boat with a proper work bay and some other stuff, and a studio up above. We’ll see how that plays out.

Originally Posted by captkevin
Looks nice - should be nice place


It will be once we get some of the key things done. Then we can plug away at some of the other stuff. The one thing that I wish we had was a master plan. What do we want the property to look like in 5 years. One of my concerns is doing work and then having to dig it up later. At some point, we’ll need to flesh out the grand plan so I can run underground stuff one time and be done.
Posted By: Silverbullet

Re: Where to begin and in what order - 04/21/19 02:04 PM

And yes, lots to mow. House came with a broken riding lawn mower. Hoping to get it running after we move in. Our neighbor has goats and I keep trying to connect with them to see if they want to loan them out for the pasture and for the upper part of the property to just knock it down.The small shed is a chicken coop and some chickens might miraculously appear on the property.
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