And the Walls Came Crumblin' Down

If you’ve ever tuned into DIY Network or HGTV – you’ve seen the sheer enjoyment of a sledgehammer-swinging homeowner who gets to demo a few walls or – even better - an entire room!  Now that I am finally that homeowner, I could hardly wait to tear down our one decorative kitchen wall to make room for the center island.

But, first things first.  John and my step-son Wes removed our old, outdated kitchen on an afternoon when I couldn’t be there….so I missed all the fun!   In just under 45 minutes, the entire kitchen was scrapped, thrown in a dumpster and ready to be hauled away.  We salvaged the stove and dishwasher for a fate to be determined at a later date but they’re definitely not part of this renovation reality.

The next day, the circa 1970’s red and black tile kitchen floor had to be removed and the subfloor ripped clean.  Thanks to my brother-in-law Chuck, John was inspired to use a circular saw to cut up the tile and subfloor together in several 4’ blocks rather than to peel off the tile first and try and salvage the partially rotted subfloor underneath.   If you have outdated linoleum or vinyl tile you need to remove and you do plan to replace your subfloor, set your saw to cut around a 1/4” (the approximate depth of your tile and subfloor) and get rid of the entire floor at once.  Start to finish, it us took less than 40 minutes to remove the entire 16’ x 20’ kitchen floor and a day of back-breaking labor was avoided.

Revising the Budget…Again

Several swings of the sledgehammer and the wall that housed the stove and refrigerator was not only history, but gave us our first glimpse into the home’s construction.  No surprises here – we knew the walls would be constructed with wood slats and (most likely) horse hair insulation – but now we had a new decision to make: insulation.  Our original $25,000 renovation budget did not include insulation – so here we go again…

My first call to Tom Owens, owner of Advanced Insulation Solutions, Inc. of North East gave us a practical solution at what appears to be an affordable cost.  Tom’s company provides foam, blown-in and fiberglass insulation for new construction and pre-existing homes.  For the two main floors, Tom recommends blown-insulation installed by cutting a 2” to 3” strip along every exterior-faced wall (additional cuts are needed around windows at the top and bottom of each sill).  With a $2294 price tag, the Proposal did not include the drywall to repair the cutout strips once his work is complete.  For an additional $2356, Tom recommends foam insulation in our completely un-insulated attic.  Should we choose to add either, or both, the home’s R-value will drastically improve.  (The R-value is a measure of insulation's heat loss retardation under specified test conditions.  In the US, the Department of Energy has recommended R-values for given areas based on the general local energy costs for heating and cooling, as well as the climate of an area.  In our cold weather climate, a higher the R-value is preferred).  The wall insulation is expected to give us a 3.0 rating, and the attic, a 5.0.   Oh, and, for our fun fact of this blog:  snow has a 1.0 R-value; a bale of straw, a 1.45.  (Note: If you’re considering blown-in insulation and it’s a smaller project, you might want to check with your favorite Big Box store first.  They do rent DIY equipment.)

We decided to hold off on our insulation decision until the new windows are installed December 27^th and instead, it’s time to focus on more pressing issues:  heat, water and electric.   For now, the lights are on, the toilet is flushing, but baby ~ it’s cold inside.  We’ll explain how the Grinch stole our Christmas in next week’s Renovation Reality!

Looking Ahead…We’ll answer the question:  Who will win the battle in the new kitchen laminate floor versus the old hardwood floor showdown?

And, Looking Back….We’ll answer:  How does a Window World install rate on a scale of 1-to-10?   

Last Blog’s Answer:  Did Seaway Manufacturing ever follow up on its $12,000 window Proposal?”  No.  Seven weeks after Seaway bid the job, and still not one single follow up phone call.    

     

There's No Place Like IKEA

If I were ever to fall in love with a place (other than a vacation home away from home), IKEA is that place.  If you live in Erie, it's not likely you've had the IKEA experience unless you’ve travelled to Pittsburgh, Cleveland or Detroit (unfortunately Buffalo does not have an IKEA store, but a "Bring IKEA to Buffalo" Facebook page means some folks there are certainly trying).

My first ever visit to IKEA took days of planning - mapping the location, checking the catalog online, and comparing prices with other box store  competitors like Lowes and Home Depot.  With excitement mounting (well, at least I was excited), John and I decided an IKEA kitchen is the perfect fit for this renovation reality.  With our plans plotted down on paper, we decided everything must go - even the kitchen sink. 

Do It Yourself Design

Do yourself a favor, and go online right now to the IKEAHome Planner and check out IKEA's “Design Your Dream Kitchen in 3D” feature.  Once you establish a login password, there is no limit to the number of kitchen designs you can create.  If you don't have the funds to hire a professional designer or architect, the IKEA Home Planner 3D Tool is a dream.  It not only allows you to create and save multiple designs, IKEA’s software program (similar to what a CAD programmer would use) is extremely user-friendly.  With a click and a drag, you’re able to place your cabinets and appliances; add your walls, flooring, hardware and lighting.  We gave the entire experience an A+ for ease of use and simplicity.  One obvious note: be sure you have actual dimensions of your kitchen before you start designing. 

Once you're happy with your design and ready to order, I do recommend you visit a store and allow an IKEA Kitchen Design staff member to be your second set of eyes.  While the software has built in features to safeguard your kitchen against design errors and pitfalls, the staff makes sure you are getting exactly what you pay for. 

Sleek and Stylish

My three must-have's for this kitchen redesign: clean lines, stainless steel and lots of cabinet space.  For that, an IKEA kitchen simply cannot be beat.   Sleek and stylish defines most IKEA products and this modern kitchen is no exception.  While price was an obvious consideration, we had budgeted $8,000 for our overhaul, excluding appliances.  IKEA is known for unbeatable prices – but if you want that economical price, you’re going to have to work for it. IKEA cabinets come in boxes….lots of them….flat, wide boxes by the dozens….

Price & Delivery

Erie, Pennsylvania is in the IKEA delivery zone and cost an additional $139.00, plus tax, for shipping to 711 Ohio.  We ordered our kitchen on a Wednesday and it was delivered the following Thursday.  Fortunately we were able to take advantage of a promotional 20% discount by ordering before Thanksgiving and used that savings to order an IKEA stainless steel dishwasher, which was essentially free.  We added in a stainless steel electric range/oven for $799.00 for an entire IKEA kitchen redesign at $3983.44 (after discount and excluding delivery).  Thanks to a Black Friday special, we also purchased a stainless steel Kenmore side-by-side refrigerator for $699, plus tax.   The grand total for new birch cabinets, ceramic farmhouse kitchen sink, IKEA designer faucet, and appliances:  $4870.00. 

We still have a few key decisions to make, such as flooring, countertop and backsplash – but we are well on our way to coming in under budget.  (Note:  an IKEA estimate for a Quartz counter top came in a $2666.00).

With more boxes that Santa could fit in his sleigh, our IKEA kitchen install awaits us.  The guys who delivered it did make a few key recommendations:  buy a case of beer and if that doesn’t work, find a good divorce lawyer...

Looking Ahead:  We’ll answer the question: “How long does it take to demo a kitchen?”

And, Looking Back:  We’ll answer:  “Did Seaway Manufacturing ever call to follow up on their window proposal?”

Protection, Permits, Permission and A Pick Up

As you work your way through any home renovation, there are several behind the scenes components you can’t forget about before you start flipping on light switches and tearing down walls.
 

Protection

Homeowner’s Insurance/Rental Dwelling Insurance.  If you’re out scouting possible renovation properties, make sure your preferred insurance provider is able to provide adequate coverage.  Providers will have different requirements – for example, some won’t insure a property that will remain vacant during your renovation, others may only insure a property with updated wiring (no knob and tube wiring).  Our provider, State Farm Insurance, was able to insure 711 Ohio for $604.00 which is 80% of the assessed replacement value (our estimated replacement value is $185,000 because the structure is brick).  The entire premium was due in full, day one of the coverage and started October 31, to coincide with our closing.

Permits:  Electrical & Building

Depending on where your renovation property is located, the condition of the home, or the length of time it has been vacant, you will likely need a permit to restore electrical power.  Plan for at least one month or longer because you will need to hire a licensed electrician to help you get your power turned back on.  In our case, 711 Ohio sat vacant for well over a year and the home is located within city limits, so an inspection by the City’s Bureau of Code Enforcement was necessary. 

The first step is to contact your energy provider and ask if power is able to be immediately restored to your home.   Again, if your property has been vacant for any length of time, the answer will likely be no.  We were told a meter base service inspection by a licensed electrician was required before a “cut card” to restore power could be issued.   We contracted with King Electric to help us fill out the necessary paperwork and permits (they also filed our permit with the City of Erie to provide that service inspection).  In the end, as expected, it took 32 days start to finish for our power to be restored.

Moving onto Building Permits, our renovation doesn’t require one.  After making a quick phone call to the City of Erie, I was told a Building permit wasn’t required but only because we’re not tearing down walls or putting up new ones.  Our kitchen redesign keeps the design integrity of the original kitchen and only a portion of one decorative wall will be removed.   As for the rest of the home, the bones are great and won’t require any alteration.  If we do choose to add an additional ½ bath or change the structural components of 711 Ohio, a building permit is needed.  And as a side note, a Building Permit is not needed when replacing windows or doors.

Pick Up
As a two car family, it became obvious very quickly that that mode of transportation wouldn’t cut it for very long.  Two weeks into our Renovation Reality and I traded in my Subaru Legacy for a Honda Ridgeline and loving it….

The Clear Choice

With higher than expected prices for our 26 replacement windows, we had to sharpen our pencil and modify our expectations if we wanted to stay within our $6,000 window allotment.

After reevaluating our needs, we decided to install a handful of the windows ourselves - 8 total - including four basement, three attic, and one bath window fitted inside the shower/tub area.   We found tilting double pane hopper windows at Lowes for $68/window (4 basement windows at $272), vinyl double pane single hung windows for $92/window (3 attic windows at $276) and one frameless replacement glass block window (vented) for $150 (main bath).  Our total Lowes investment = $698. 

Next, I contacted the two suppliers who followed up on our initial consultation and asked if either could rework their original Proposal.   Thermo Twin rebid the job at $7,800, but in the end, Window World held to the most competitive pricing for 18 white windows at $3600.  We paid an additional $1430 for custom premium white exterior trim (22 windows, excludes basement) for a grand total of $5728.  Window World also bumped up its install timeframe from 6 weeks to 4 weeks.

Tax Credits and Return on Investment

According to the U.S. Department of Energy, heat loss through windows can account for anywhere from 10% to 25% of a homeowners’ heating bill.  Before you replace your home’s windows, it’s worth looking into the 2011 Energy Tax Credit.   The new energy-efficient tax credit is only a 10% credit, up to a maximum of $500 (the prior cap had been up to $1500, but that expired on December 31, 2010).  To ensure that the window you are ordering qualifies, check for the NFRC label or check the NFRC’s directory of certified products (many suppliers post rating information on their website).

Even if you don’t qualify for the Tax Credit, a window upgrade is well worth the investment.  According to Remodeling Magazine (2011), new mid-range replacement vinyl windows pay back 69.5% of the estimated $11,729 average price tag. 

Other quick fixes that give a great return on your investment: replacing an entry door with a midlevel 20-gauge steel door.  That pays back 73% of the estimated $1,238 average price tag and greatly improves curb appeal.   

A midrange garage door replacement may not be high on your wish lists; it's one of those jobs that you do because it's needed. But it adds curb appeal and function, and it pays back 71.9%, on average, of the $1,512 average cost.

A high-end garage door replacement recoups almost as much: 71.1% of the $2,994 average cost.

A new wood deck earns back 70.1%, on average, of its $10,350 cost at resale in 2011.

So, What Now?

Now that we’re the official new owners of 711 Ohio – it’s time to answer the question, “so, what now?”
There’s much to consider when you take on a huge renovation project that includes gutting a 2-story interior, replacing every window, replacing and redesigning the kitchen and bath, a partial basement renovation (and possibly a half bath addition), rewiring, and of course, since the home was purchased “as is” (and sat vacant for more than a year), bracing for the unexpected.

Step One: The Renovation Budget & Timeline

We designed our Renovation Budget to include Projections, Estimates and Actual Expenses. Categories include big ticket items like a complete kitchen install with appliances, to smaller fixes like lighting, paint and permits. Our Budget is $25,000 for the entire project (excluding landscaping and a new driveway), but unfortunately our Projections came in $3,200 over Budget. We’re already in the red and we haven’t even unlocked the front door yet. With a four-month Timeline, we have no time to waste on this Renovation Reality.

Step Two: Estimates

We decided to start with Estimates for our biggest Projected Expense: replacement windows, which we Projected to be $6,000.   The only thing I knew for sure was that I wanted beige widows to give this overhaul a more classic feel.  Having never worked with a window replacement company, I began online with a Google search for “replacement windows in Erie, PA.” About 15 Erie and regionally-based dealers gave me a good starting point. I scheduled a consultation with the top four companies I’m most familiar with: Deniziak Windows & Siding, Window World, Inc., Seaway Manufacturing and Thermo-Twin Windows. The first three respectively scheduled an in-home consultation, while the fourth priced the job by only viewing the property from the outside. Interesting twist, but I didn’t argue since each consult, on average, took just over an hour.

Step Three: Dissecting the Bids

Deniziak Siding and Windows was my first appointment. My sales guy Myles was pleasant and concise. While he counted every window, he took no measurements and did not advise me of the potential dangers of lead-based paint and how that might affect our window removal process. (Federal law requires contractors to be certified and follow specific practices in the removal of painted surfaces in all homes built prior to 1978 ~ this home is circa 1939). Myles did offer me a Military Discount, but was quick to say he could approve the $1500 price reduction even if no one in my family qualifies. So, points scored for offering a Military incentive but major points lost for cheating the system. For the record, we did legitimately qualify - my husband is an Army Veteran serving in both Operation Desert Shield and Desert Storm. Myles presented me with only one sheet of information on his brand of replacement window (manufactured in Pittsburgh) and bid our job with a Thermal Industry 585 DH brand window, double-paned with double low E and argon enhanced insulation. The Proposal included an aluminum trim cap on each window’s exterior and the option for beige-colored windows (interior/exterior) for an added fee. Install Timeline: 4 to 6 weeks.

Deniziak Price                       
26 white windows, installed               $ 8,376
Addt’l fee for beige                              $     838
                                                                 $ 9, 214

The following day I met with Jim from Window World, Inc.  My consultation was concise and informative. Jim left me with several Window World catalogs and brochures and began our consult with an actual lead paint test on a kitchen window. He gave a brief demonstration of the security features and cleaning capabilities of the Window World 4000 double hung window, and explained that his company offers stock pricing on this line of window. At $189 per window plus shipping and handling (totaling $200/window), window measurements weren’t necessary. Window Word adds $35/window for the beige-colored (interior/exterior) option. Install Timeline: 6 weeks

Window World Price                       
26 white windows, installed                     $ 5,200                                                                       
ComfortWorld Solarzone Glass Option $ 2,054
Custom Exterior Trim                                 $ 1,690
Addt’l fee for beige                                     $    910
                                                           $ 9,854

My third consultation with Seaway Manufacturing came with all the bells and whistles of an iPad product demonstration and enough literature to wipe out a small forest. (Buyer Beware: it also came with an eight page Seaway customer list arranged by zip code, so if you purchase from Seaway - your name and address is handed out to every prospect). My sales guy Al was informative, but his consult was the most consuming taking up nearly two hours of my time. Most of Al’s time was spent measuring windows and testing a kitchen window and sash for lead paint. His product demonstration included a brief lesson on his product's screens (according to Al, a high-quality screen will not bend and screen quality is directly related to window quality). Seaway windows are manufactured in Erie and installed by Seaway employees (no subcontractors). Al bid our job at 22 two-coats Low E & Argon Energy Star Qualified double hung windows, but, unfortunately, Al missed four windows in his tour through the home (we have 26 windows total). Seaway charges an additional fee should the existing windows contain lead paint. The Proposal included an aluminum trim cap with a brick bend reveal on each window’s exterior and a beige-colored window (interior/exterior) for an added fee. Install Timeline: early January 2012.

Seaway Manufacturing Price
22 white windows, installed   $ 10,764
Lead removal fee                      $   1,296 ($65/window)
Addt’l fee for beige                  $    4,400 ($200/window)
                                                     $ 16,460

*Note: this Proposal does not quote the entire job, which is 26 windows total

Since I didn’t personally meet with a representative from Thermo-Twin Windows, I can offer no insight into their sales presentation.  Thermo-Twin’s Emailed Proposal included all labor and material to remove & haul away 26 windows in compliance with the EPA Lead Renovation Regulations. Pricing included 23 (interior and basement) Series 600 white vinyl single hung window (the top sash only slides up and down and does not pull in, which makes cleaning more difficult) with ½ screens and 3 Series 600 white vinyl hoppers with full screens (attic). All window openings would be wrapped with fiberglass insulation, capped on the exterior on all wooden areas and caulked with high-grade 100% silicone caulking.  Although I asked for beige windows, pricing for that option was not included.  Install Timeline:  Not provided.

Thermo Twin Price
26 white windows, installed               $12,000

Step Four: Sorting Out the Bids

To help sort out the Proposals, I ranked each company in terms of what made the most sense for this project:  Price; Quality & Value; Delivery, Install & Warranty; Personalized Service & Belief in Product.  Since we’ll likely flip or rent the property, price reigned supreme. In terms of Quality & Value, each company offered welded windows (higher quality than glued and screwed), and each offered a lifetime window replacement warranty with a similar install timeline, so I called it a wash.   Only Thermo Twin did not include an additional price for beige windows and chose single hung windows rather than double.

I went with my gut to rate Personal Service & Belief in Product and ranked each supplier based on my salesperson’s follow up method. Jim from Window World followed up with me in person at my office one week after our initial consultation. Myles from Deniziak called me four days after we met. I told him I had several questions and I would call him back later that afternoon; we didn’t connect and he never called me back.  Al from Seaway never called me once.  Paul from Thermo-Twin called immediately following his submitted Proposal and again a day later with an offer to resubmit his original proposal based on a few minor changes.

As expected, choosing the best supplier to fit our needs proved a tough decision especially since the lowest Proposal came in $3,000+ over our Projection.   After a weekend to mull it over, John and I made our decision.  We know what we’re going to do (I’ll let you know next time) but for now, ask yourself – who would you choose?

711 Ohio ~ Introduction & The Bidding War

My love affair with 711 Ohio, located smack dab in the backyard of my workplace, started over a year ago. The home sat vacant for what seemed like forever and the ominous sign on the front door warning any would-be intruder to simply “stay out” made me feel as though bad things might have happened in there. Turns out, the owner had walked away from the mortgage on this home and another on Kahkawa Boulevard four streets over. I’d be lying if I said I cared much for that warning and on more than one occasion my faithful 4-legged friend and I ventured into the front and backyard to look for any sign of human activity (this also meant that Daisy and I had peeked into every window that I was tall enough to reach). For about a year and a half the home sat still until the first week of October 2011 when a large green dumpster stopped our afternoon walk short. Fearing the worst, I assumed the property was purchased at Sheriff Sale although I was pretty sure my research was correct when it showed that sale was cancelled in mid September. Four days later the dumpster was gone and a For Sale sign took up most of the tiny front yard. Our week-long Bidding War for 711 Ohio had officially begun.

Placing a bid on a foreclosed property is a daunting task. If you’ve never done it, you simply don’t know what to expect other than to expect the unexpected.

Climbing The Steps
Step One: Contact our Realtor and find out the sale price. This property was listed at $49,900 and, in my mind, a steal for a 3 bedroom brick home located in the City of Erie’s Frontier area. Step Two: get my husband’s blessing and Step Three: get inside as quickly as possible to see exactly what we might be dealing with. Step Three proved to be challenging because my husband John and I don’t live in the same state, but fortunately, he was scheduled to return home late Thursday night. With all our ducks in a row – enough money in the bank to make a cash purchase and a open line of credit for improvements – we were ready to see the home and place our bid.

Before we could even get inside, a call to our Realtor (who is also my mother) brought bad news. On Thursday, Day One of the listing, the bank apparently accepted an opening bid of $48,000 and closed down the bidding process in less than 12 hours! That seemed to end a host of possibilities on a project that had once seemed totally possible.

Day Two: Early Friday morning, our luck changed and a call from our Realtor brought great news. The potential buyers had an apparent change of heart and backed out of the deal. Bids on lucky 711 were open once again and our bidding challenge ignighted. With no time to waste, John and I made a quick property inspection and agreed on an opening bid of $48,000. The bank was accepting bids online through a secure website accessible only through a Real Estate agency. Our bid was registered at 12-noon on Friday, the Friday before Columbus Day. With no indication of the bank’s decision date, we didn’t find out until the following Tuesday that the bank was considering four bids, and, no, they wouldn’t disclose each bid amount. John and I decided to rebid at $55,100 – the additional $100 as a “Price Is Right” strategy to slightly outbid any potentially close competitor. Note: in a foreclosure sale, the bank will literally accept the highest bid and cash is king. Two days later we were notified we outbid our closest bidder by $2,100.

The Closing
After a rather interesting sale, the closing was uneventful and that was fine by us. The Closing was 10 days after our bid was accepted and took about 20 minutes. Note: unlike a Sherrif sale, when purchasing a foreclosure, the bank wipes away all liens or back taxes so, although a title search is still necessary prior to closing, the potential danger doesn’t exist.