It’s still nicely staged…with one exception. I really like the house. What do they want done?
Can you believe this is what a million dollars buys you in a somewhat remote location on Oahu? Mind boggling. They had to offer about 70k over asking, no contingencies.
The best value of this house (and they really didn’t take pictures of it) is that there is an open lot to the right. The access to that lot is a skinny gate between the two houses. I believe the lot belongs to a house below. This street is raised up higher than street behind. The lot is being used to grow plumeria trees, so very pretty. The back of the house has open views across the valley to the mountains beyond. It’s very nice and open.
Fence to left neighbor doesn’t hardly exist so they want to build a fence on left
Scope of Work:
Two sliding patio doors on back of the family room addition (permitted believe it or not)
Large covered deck off back of house with lighting and ceiling fan and fancy detail railing (which the owner says he wants to build )
Replace some lighting
Outdoor shower (they are both avid surfers)
Try to build that small room on side of house (with stairs going down to slab) into a studio rental and incorporate laundry room in back (that has a toilet in it but no door to laundry room:grin:
) for kitchenette and full bath
My best guess right now is about $40,000 but still trying to prepare detailed materials list for a big order that has to be delivered out there. That’s before air flight costs which look like maybe $1500 to $2000 for 3 guys
The young couple are both nurses and wife is a travel nurse on contract in Seattle now. Words out of their mouth “we want to help, we can do some of the work”. Reality is she is in Seattle, they are going on two trips total 17 days in July and he works 12 hr night shifts. How is that going to work? I just laughed
And they are under some delusion that it will all magically be done by August 1 because they are panicking about paying mortgage and rent. It will not be done by Aug 1. They can’t understand that we cannot drop everything and fly out there tomorrow.
Reality check…it will be a miracle if all the supplies needed are delivered by August 1.
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I have to sit here and cross check each piece of lumber and each screw and each piece of pipe against the Honolulu Home Depot or Lowe’s to make sure in stock. I already did a field trip into the Home Depot and met with the Pro Desk (they assigned me a specific person which was really nice). She is sourcing some big lumber we need
Here’s an example. I don’t like 4x4 posts on a nice covered deck. They just look wimpy. I prefer 6x6 posts. Not in stock for some reason. Cost for borate treated 4x4 16 ft long $50. It costs $150 for the 6x6! That’s a $600 dollar mistake I could’ve made in my estimate. Yikes
Borate treated =termite resistant ?
I wonder if that turquoise quilt is actually showing a photo weirdness from a panoramic photo?
Yes, termite and rot resistant. Normally pressure treated wood is dark reddish with dimples marked on it. Over there it’s nicer looking, standard color and doesn’t have those marks on the wood. So it’s much prettier wood to build something where the wood is showing, such as a deck
We will be doing the deck flooring in Trex (only 2 colors available) and ceiling will be white shiplap
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Know if they’re growing the plumeria trees to get agricultural exemption on taxes?
@coralbrook I enjoy your posts greatly. But, now that the address has been posted,
I am concerned your client may feel you are sharing too much of their private info. They may not appreciate it.
Yes I know about posting the link. I usually don’t like to publish the address on the main thread, although I know I have done it before for properties that I was flipping myself as owner. I’m just hoping that there is only 1 person on this thread that lives anywhere near the area.
Do you think you can take down the link you posted above? And from now on we can just go with photos from the Flickr?
I did a google search on the address and the College Confidential thread is not showing up, so that is good. Just all the listing sites
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Adding to Scope of Work - things I forgot to list (inside that budget)
Remove old water heater and replace with tankless water heater located on exterior. This is causing me heartache because we have not been able to identify how many amps are coming into the main electric panel. Just a FYI - an electric tank water heater uses only one 240 line at about 30 amps. Unfortunately, switching to a tankless water heater requires TWO 240 lines at 30amp each. So, this doubles the load required to kick off a tankless water heater. This is because a standard tank is just slowly heating heating the 50 gallons of water. A tankless has to suddenly go extremely hot and heat the water as it is going through the pipes. So it takes a lot more electrical amps to get it going.
And I need to source some closet doors for a very strange size closet in the main bedroom that does not have any doors currently.
And new shower fixtures in main bathroom.
And new main electric panel (it is dangerous right now, prior owner doubled up neutrals on bus bar and doubled up some breakers) , fix some wiring in the house. Pull wiring for new kitchenette, bathroom and laundry room. For the unsafe electrical issues I was able to negotiate a credit from Seller by writing up an analysis of their inspection results and looking at pictures of the panel and wiring. They were ecstatic about that since they had an AS IS amendment to their offer. They did have an inspection contingency where they could back out of contract if big issues found, but they did not have a contractural right to ask for repairs or credit.
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Missing the point of this thread if we can’t guess. The OP opened the door, but now wants to protect privacy Closing
Coralbrook has probably used this product, but in case anyone else is building or remodeling it’s worth a look:
While our new home was in the framing stage, H went over each evening and sprayed. We also used it during a remodel of a previous home for peace of mind after having problems due to excess moisture. I’m a fan of borate treatments.