Closing on my first house (and garage!) Friday

[PCustoms]

Been looking for a house (or land) to build for a while. I had just about reached maximum frustration and given up (sketchy details, uncooperative banks, horrible properties ) when a nice 1985 26 x 54 ranch with "2 car" garage underneath poped up as a foreclosure. House was dated but structurAly sound (more then can be said for most), in the right location and sitting on 3 acres of land.

Property is mine 2pm Friday. Here is my list of things I need to do, in no order:

Remove **** carpet
Clean walls
Paint walls
Gut bathroom
Remove rented (reduced rate) electric h20 heater
Install gas tankless heater
Run new PEX
Replace garage door
Remove framed partitions and paneling from basement
Replace main panel
Add hardwood to bedrooms
Gut kitchen
Tile kitchen and bath
Add toilet and sink to laundry room

Any have a suggested plan of attack? Material budget is $12k with 25% cost overrun. All work will be me, but my full time job averages 60hrs per week (plan to take vacation days).

Place needs to be "comfortable" (read no funk and must have functional shower) by July for me to move in. I can cook on campstove/grill for the summer. Just me living there.

 

[pablo94sc]

Congrats on the house. Now the big question, are you guessing on that figure or have you priced everything out already, because a 1/4 of your budget is likely going into installing that tankless heater. I'd also skip PEX of you are planning to cover any of that plumbing up with drywall or placing it in a ceiling. Just two red flags I saw and wanted to point out.

 

[whitetrash1]

Actual hardwood or the click stuff? Because whatever the tankless heater doesn't eat in the budget hardwood will finish off

 

[matt_i]

I would get your trash pickup service setup first. I feed my trashman a bag a week of construction debris, which is just the basic service that everyone else has.

After that I would try one of a couple things, take on the project first, that you are least familiar with and get it out of the way while you are mentally fresh. Or, the biggest single project first. I would put the electrical panel replacement up there also, it will probably be a PITA not to have any electricity, good to get that done before you try to stock up on any food or refreshments.

Relative to hot water, any gas burning device (tankless or tanked) is going to need a flue, and a hard piped gas line. Probably good to get those details ironed out (hopefully still there but just abandoned from the past) as the electric heater needs neither.

Being able to take a shower before work would also be high on my list of needs, so getting a bathroom up and functional would be something I'd consider near the top.

 

[WWShop]

I would paint and get rid of the old carpet. Its amazing what new paint can do for an old home. Since this is your first home just do a few simple home improvements first, and give yourself a little while to get adjusted to your new monthly budget and mortgage payment. You'll be amazed at how fast the new bills come rolling in and the unexpected expenses. Just my opinion.

Congrats on the new home and enjoy.

 

[jd_1138]

Congrats on the new place.

Getting that old nasty carpet out and the walls washed will go a long way. I'd paint one of the rooms and put new flooring down and trim it out asap to give you at least one clean, fresh room. Also new outlet covers and a light fixture in there too.

The flooring that you click together or the type that has glue on it is a cheaper and easier option than hardwood. I paid $2,000 for the flooring for this house. This house is about 1,500 square feet. It looks just like hardwood flooring and can be had in about 50 different finishes (comes pre-finished). Has like a 40 year warranty. I think Trafficmaster Allure was the brand we used. I bought the click type and hired a guy to give me a hand. He said the kind that glues together is a little easier to install. But it wasn't that bad.

Have 2 bathrooms? If so, maybe just do linoleum, new paint, new commode/shower in one -- to get a nice functional bathroom up and running. Then you can take your time on the other -- tile, fancier materials, etc..

Or just maybe add a small shower pan inside the laundry room over the drain. Take a shower in there while the bathroom is gutted.

 

[pmiranda]

I agree with getting the basics first. Ripping out the carpet is relatively easy and will reduce the funk and reveal any issues it might be hiding. In our old house we lived with bare concrete (slab) floors for a few months after ripping out nasty 25 y.o. carpet and padding while replacing old electrical and repairing and painting walls. It ***** to paint with new flooring in place, and it ***** to tear up a freshly painted wall to fix electrical or plumbing. You also want to at least evaluate the insulation before making the walls pretty. Is it fiberglass batts or blown in? If blown in and it settled, you can get it topped off through some small holes easy to patch.

IMO PEX is fine to bury in a wall but just like electrical... you want all junctions to be in known locations that are relatively accessible when you can. So make all the connections from one fixture to another or to a home run to a manifold with shutoffs in the utility room/basement.

What's the current plumbing? I don't think PEX was used in 85? My understanding is the early problems with PEX was actually with corrosion of some fittings but you can't buy the problem ones anymore. I'm sure there are a million threads on the subject...

 

[ez-duzit]

First, remove framed partitions and paneling from basement. Save what materials you can, to be used on another project.

Then do only 1 room, or project, at a time.

 

[Cougar67]

Does a tankless water heater do well in Vermont? There's a subdivision near me of expensive homes where the developer proudly installed them and most residents couldn't get rid of them fast enough. Most people like hot showers. Maybe they have improved in the last 10 years.

When you remove the old carpet if there are any stains on the subfloor it's a good idea to hit them with some oil based Kilz to seal in the odor (it's probably a pet stain).

We'd love to see pictures when you get a chance. There's nothing like the feeling of a new home. Have fun.

 

[PCustoms]

Congrats on the house. Now the big question, are you guessing on that figure or have you priced everything out already, because a 1/4 of your budget is likely going into installing that tankless heater. I'd also skip PEX of you are planning to cover any of that plumbing up with drywall or placing it in a ceiling. Just two red flags I saw and wanted to point out.

My budget is based on experiences with materials cost and my own finances. I have plenty of extra set aside, but would prefer not o go above $15k. I received an unexpectedly good bonus this year which allows me to move up some of these projects.

What is the concern with PEX, I thought this was a proven material at this point?

Current plumbing is a mix of CPV, Polybutyl and rubber hose. Looks like freeze ups in the past and homeowner repairs, thankfully not much. should be a 1/2 day project to fix, but obviously no point until h20 heater and bath are in.

Actual hardwood or the click stuff? Because whatever the tankless heater doesn't eat in the budget hardwood will finish off

$1.25/sqft laminate is the plan right now. normally I hate the stuff but there is a hand-scraped one that looks OK. Might got for a Brazilian cherry solid if the flooring place is making as great a deal on the pallet as they hinted.

I would get your trash pickup service setup first. I feed my trashman a bag a week of construction debris, which is just the basic service that everyone else has.

After that I would try one of a couple things, take on the project first, that you are least familiar with and get it out of the way while you are mentally fresh. Or, the biggest single project first. I would put the electrical panel replacement up there also, it will probably be a PITA not to have any electricity, good to get that done before you try to stock up on any food or refreshments.

Relative to hot water, any gas burning device (tankless or tanked) is going to need a flue, and a hard piped gas line. Probably good to get those details ironed out (hopefully still there but just abandoned from the past) as the electric heater needs neither.

Being able to take a shower before work would also be high on my list of needs, so getting a bathroom up and functional would be something I'd consider near the top.

Having a 20yd dumpster dropped tomorrow, beyond that its 5 min drive to the dump.

Really not unfamiliar with any of the projects, but worried that my unpredictable (plant maintenance/manufacturing engineering) job could cause me to randomly have to pull out or easily consume my weekend.

Gas line is already in the utility room feeding the furnace, just need to verify regulator capacity and run a new section of flex. Direct vented through the rim joist. While functional, I am probably going to hit the bathroom quickly as it is dirty and extremely fugly. As you said, got to shower before work. At least I have my apartment until July 1st!

I would paint and get rid of the old carpet. Its amazing what new paint can do for an old home. Since this is your first home just do a few simple home improvements first, and give yourself a little while to get adjusted to your new monthly budget and mortgage payment. You'll be amazed at how fast the new bills come rolling in and the unexpected expenses. Just my opinion.

Congrats on the new home and enjoy.

Carpet has to go, OK with exposed subfloor if need be but since I got the extra bonus this year no financial reason to wait. Also don;t really want subfloor exposed in the bathroom.

while this is my first home the mortage is $200 per month cheaper then my rent, and with escrow only $150 more then I pay now. My finances are very secure and I'm not worried at all about paying the bills.

 

[MushCreek]

Congrats on the new house! Having just built an entire house, I can say that everything costs more than you think it will. I see 'gut kitchen' on your list, which implies an all-new kitchen. My kitchen is 100% DIY, even building the cabinets from scratch and doing my own Formica. I still spent $8K total, including just-above-builder-grade appliances. I absolutely couldn't believe I spent that much, but I've checked and added it up several times. I didn't even add in small stuff such as fasteners and disposables like paint brushes. Whatever you do, keep good records and receipts. I did a monthly spreadsheet of my expenses, and still have all of my receipts.

 

[Whitworth]

Congratulations on your purchase.

Staying motivated after a 60 hour week will be the hardest thing to do. And lacking the large swaths of time to set aside for tackling projects you'll deceive yourself thinking a couple hours here and there can/will be put towards working on the house. Just won't happen, you'll be too tired, or getting ready to go somewhere, or sick and tired of dust and debris.

Get a friend to help, get materials stacked and ready ahead of time, and plan on lots of drivethru lunches.

As said, budget is always twice as much as planned, and time allotted is 1/2 of what it actually takes !

 

[pmiranda]

On the tankless... it could just be a sales pitch but some are better than others at how much flow they need to turn on. Also, if you have a long run from the heater to the shower, you're going to have poor results with any unit. Tankless are meant to be installed close to the point of use.
In our house, we have a return water line run from the manifold in the master bath and a timed recirculating pump that keeps the hot water lines charged with a small 5 gallon electric tank. The tankless only kicks on when we actually use hot water.

 

[maxpower_hd]

First off, congratulations!

Your time is your biggest obstacle from what I see. I work 60-70 hrs a week myself and I find it difficult to find the time for home projects. BUT it sounds like you don't have a wife to make up things for you to do that will take your planned time away so that might help in your case.

If it were me and I was by myself I would be thinking along the same lines you are. I could cook outside easily even in winter. I do now occasionally. So as long as the stove and fridge work I would hold off in the kitchen for now. The bathroom and plumbing would be number one for me so you can have a working shower by July at a minimum even if you are still in need of tile. Another thing to keep in mind is there is laminate designed for bathrooms that is relatively cheap and quick to install. And it looks pretty nice too. I would have no issue with PEX but I would put shut offs any where you can so repairs will be easier in the future. I would do that with copper too so that isn't a big deal to me. The fittings for PEX aren't cheap though so you may not save much money over copper but it is easier to work with.

The electric panel upgrade needs to be done by a licensed electrician here in my town and that would be a priority for me. It cost me $1800 or so to have a new 200 amp service panel including meter change and new line from the pole AND including a 100 amp panel in the garage and addition I added on. I did the wiring with my brother in the addition with the electrician's blessing but you won't have that part to deal with.

If you shop around and check the lumber places you may find a great deal on some real hardwood if that is what you really want. Especially up your way. I would pay more money now than deal with installing then ripping up something I really don't want. If you like the laminate that's fine. But you mentioned you liked real wood.

Removing the partition walls you can do any time and is near free so that would be low on my list, unless you really need to do it to work in the garage.

Lastly, you may need to include tools in the budget if you don't already own the tools you need. That could be your entire budget depending on what you already have or don't have.

Good luck and I agree on the photos. I would like to see it myself.

 

[pablo94sc]

My budget is based on experiences with materials cost and my own finances. I have plenty of extra set aside, but would prefer not o go above $15k. I received an unexpectedly good bonus this year which allows me to move up some of these projects.

What is the concern with PEX, I thought this was a proven material at this point?

Current plumbing is a mix of CPV, Polybutyl and rubber hose. Looks like freeze ups in the past and homeowner repairs, thankfully not much. should be a 1/2 day project to fix, but obviously no point until h20 heater and bath are in.



$1.25/sqft laminate is the plan right now. normally I hate the stuff but there is a hand-scraped one that looks OK. Might got for a Brazilian cherry solid if the flooring place is making as great a deal on the pallet as they hinted.

I'll keep it short. PEX is basically rubber hose. It will eventually wear out and leak, especially if you have hard water. Stick with copper for anything hidden, and be sure to wrap it if it's in an attic or outside wall.

That laminate is going to click like cheap plastic at that cost and drive you insane. There is some of that **** in my master bedroom which is why it's a storage room at the moment. I strongly suggest carpet for the bedrooms. It's relatively cheap, kid friendly, and your feet will thank you in the winter. I mean let's be honest, everyone covers their wood floors with area rugs so what's the point? Save the hard surface flooring for the common rooms.

Speaking from experience, plan on hiring out some of these projects. My schedule is packed like yours, and finding time for projects is tough with the day-to-day tasks thrown in, like mowing three acres and laundry.

 

[bcoke]

PCustoms congradulations on the home purchase, I am also in vermont [pawlet] and have used the pex for piping no problems at all but use the proper connectors and tools as they make the job ! Tankless hot water good for point of use but not good for whole house or large demand I use full size HW heater and a superstore tank that only loses about one degree a day! again this will vary on amount needed [ how many people there.teenagers etc]…also think of photovoltaics on the roof, if you are proply aligned they can do away with your electric bill and what I consider great investment short payback log life plus tax and gov. help. Take your time and finish one thig at a time enjoy……………bcoke

 

[pmiranda]

Unless you DIY or your locality has better incentives than mine, I don't think PV solar has a very short payback. It's also expensive up front unless you finance it.

 

[NUTTSGT]

Like a few others mentioned, Congrats on the house purchase....and the joys of home ownership. LOL.

My first suggestion was going to be to get a dumpster to the house.

2nd, I'd buy a whiteboard/dry erase. (If you have a Hobby Lobby nearby, print off a 40% off coupon. If you can, hang it somewhere where you can easily see it in the house. If you are remodeling, what's two more screw holes to patch and there's no wife to gripe about a white board in the house.) Use it to make your to-do list, list of stuff you need to complete a project, a time line/goals or where to pick right back up where you left off.

I'd get the carpet out first. It's easy to do, cleans up the dust/allergans/smells in the house. Personally, I'd cut it in 3-4' widths and roll it up. It'll make it easier for you to handle it and you can stack it at the front of the dumpster...dumpster space can be a premium sometimes.

Next up I'd be working out a plan that takes allows you to go from one project to another without having to go back and possibly damage something already finished.

Remember to take pictures, before,during and after. You'll be happy you did when you're done.

 

[matt_i]

Although the new carpet seems good and fast, my recommendation is to wait until a lot of painting/dirty projects are done. There's a reason a new home builder doesn't install the carpet the day after the subfloor is completed! Cut out and remove, yes, excellent. The subfloor will sweep and shop vac quite clean. If you painted first, theres one more time saving step, not to have to tape or precision cut in baseboards.

 

[CoogarXR]

...And don't move in until you are DONE. Because, when you move in, you'll be done whether you like it or not. That's just how it is.

 

[pablo94sc]

...And don't move in until you are DONE. Because, when you move in, you'll be done whether you like it or not. That's just how it is.

Truth!

 

[simpler=better]

#1-Find out if you have a dump, or make friends with a local farmer/car shop/etc. to be able to use their dumpster. Makes your life MUCH easier.
#2-Under no circumstances have less than 1 functioning toilet in the house ever. Add that laundry room toilet before you even think about touching the master.
#3-You're a bachelor, everything else can be rigged while you work on it.

Buy a cheap hammock. You laugh, but it's easier to rig a hammock than clear floor space for a cot or bed.


EDIT: How's your water PH? If it's not acidic and the walls are open I'd go with heavy wall copper or brass. Water is the one you don't want to mess with. If it's acidic install a neutralizer and still use copper/brass.