Tag : property

7 years ago 0

The renovation at 327 N. McNeil in the Evergreen Historic Distric of Memphis, TN is complete and the buyer just closed.  Its not mine anymore and its always weird knowing that I may never step foot in a house again even though I’ve gone to it practically every day for six months.  The family moving in got a killer house.  If you don’t believe me, check out the video below.  Also, check out the before & after pics on our Facebook page.  Make sure you “Like” our page too if you haven’t already.  On to the next house.

7 years, 1 month ago 0

We’ve picked up the pace on the renovation at 1625 Arcadia in Colonial Acres.  The same can’t be said of how frequently I’m updating the blog.  We are halfway through with the job and I’m just now getting around to writing about this awesome house.  We actually had an offer just as we were finishing demo but decided not to accept it. 

Check out the video.  I didn’t do a before video so this will serve as a good walk through and progress update.

7 years, 2 months ago 0

Here is another quick video update on the 327 N. McNeil renovation in the Evergreen Historic Distric of Memphis, TN.  It’s a pretty dramatic transformation since the last video.  Check it out and let me know what you think.

7 years, 4 months ago 0

We cannot display this galleryThings are starting to take shape out our American Four Square renovation project in the Evergreen Historic District of Memphis.  On the interior, the floors and walls are now closed up so the full effect of our layout changes is now evident.  We’ve laid new plywood subflooring and concrete backer board in the kitchen, laundry and bathrooms.  I’ve picked out the tile and bathroom vanities so it won’t be long before those are installed.  With the shower system and tile I’ve picked out for the master bathroom, I gaurantee it will take your breath away the first time you see it.  All the sheetrock work is done.  We have some plaster repairs and trim work to do before we can start the interior painting.  Prior to the sheetrock going up, we insulated the walls in the bathrooms and laundry that had been gutted.  We used a flash coat of closed cell spray foam and went over that with batts.  We also insulated the attic to an R-30 value with new blown-in.

On the exterior, we removed the existing walkway in the rear and re-poured a new one.  I really like the result.  After testing multiple colors for exterior paint, we decided to stick with Sherwin Williams Messenger Bag as the main trim color but changed our mind on the minor trim color.  Instead of Tansy Green, we are going with Sherwin Williams Garden Sage.  These colors are a close match to the colors Four Square style homes were painted when they were originally built, plus it goes well with the light khaki colored vinyl siding the previous homeowner installed.  The exterior is partially painted at the moment.  We have to remove all the storm windows before we can paint the original wood windows.

We would like to wrap this renovation up in four weeks time so we need to pick up the pace just a bit.  After we finish the exterior, all we will need to do on the outside is the landscaping.  The inside is where most of the work is so we are looking forward to another productive week.

 

7 years, 6 months ago 0

Progress is steady at the 327 N. McNeil renovation in the Evergreen Historic Distric of Memphis, TN.  We passed our electrical and gas inspections this week but weren’t so lucky with plumbing.   We should get that taken care of in the coming week along with our mechanical and framing inspections.  Once those are done, we can close everything up, lay down new sub-flooring in the bathrooms and laundry and sheetrock the studded walls.

We filled in the trench dug for the new 1″ main supply line and pressure washed the exterior of the house.  We are starting the exterior paint tomorrow.  After talking to the Memphis Landmarks Commission about typical paint colors for American Four Square style houses, we are going to use Sherwin Williams Messenger Bag for our major trim color.  It’s a brownish green color.  We will use a brighter green around the windows.  We haven’t decided what this color will be but the leading candidate is Tansy Green, also from Sherwin Williams. 

Next week should be busy.  Three inspections to pass, exterior painting, some window work and rearranging the kitchen cabinets.  Then floors and sheetrock as soon as we pass inspections.  Check out the video and let me know what you think.

7 years, 7 months ago 0
Posted in: General

I came across a couple of houses recently with termite damage. As you can see in the pictures, a common place to find these little insects is behind the walls of your house eating the wood studs. In some of the other pictures, they were found in a roof valley.

Termites prefer moist wood. The soffit, fascia and decking were continually getting wet due to poor roof construction. When the shingles and felt were removed, the termites could be seen scurrying for darkness.

When treating termites, your two main options are a spot treatment or a full treatment. The spot treatment will be less expensive as only a specific area is sprayed. A full treatment will be more expensive but also more effective as the whole house is treated. Cost for a full treatment depends on the size of the house but should range from $400-$500 for a typical 1,300 square foot house.

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8 years, 1 month ago 1

The fire damaged house at 7775 Wolf Den is no longer a fire damaged house.  It’s completely put back together and the only way you would ever know there was a fire is by looking in the attic and seeing the roof decking painted white as part of the encapsulation process.  All final inspections have been passed and the house looks great.  We decided to add this property to our rental portfolio instead of selling it.  Not surprisingly, it rented very quickly and we have a tenant moving in a few days from now.  We did a lot of work to this house and it almost feels like new construction when you walk in.  Check out the final walk through video and let us know what you think.  If you want to see what it looked like before, I put the initial walk through video in here as well.

[youtube=http://www.youtube.com/watch?v=5kUwgiR4T-Y]

 

[youtube=http://www.youtube.com/watch?v=6kv3Ls-XVMc]

8 years, 3 months ago 0

We closed on the sale of another awesome renovation.  You know you’ve done a good job when you find a buyer after only five days on the market.  This was one of those houses you fall in love with during the renovation so we definitely wanted to find buyers who would really appreciate the house.  Luckily, we did and they were nice enough to do a testimonial video for us.  Check it out and then watch the video walkthrough and you’ll know exactly why they bought the house.

[youtube=http://www.youtube.com/watch?v=gM8Iu2hnyzU]

 

[youtube=http://www.youtube.com/watch?v=4YrLoz5XVwc]

8 years, 5 months ago 1

If you are a real estate investor, you may come across a fire damaged house.  What do you do?  Wether it’s a small fire or a large one, many investors will be scared off but if you know how to clean and repair the damage, you will have the courage to buy the property at a rock bottom price.

If you do buy a fire damaged house, your two main concerns will be replacing anything that was damaged and making sure there is no lingering smoke smell after you make your repairs.  I’ve documented the cleaning process with videos and pictures to inform you of the process for getting the house back into livable condition.

Check out these four videos to get an idea of the condition of the property prior to the start of smoke and soot cleaning:

Day 1

[youtube=http://www.youtube.com/watch?v=YdPn8kbfQWo]

After interviewing three fire damage cleaning crews, I chose a company called PuroClean, which I had previously used to clean mold on another rehab.  Day 1 was all about prep work.  They removed cabinets, removed all the sheetrock nails in the studs and tested different cleaning materials on different surfaces to determine the best cleaning strategy. 

To sum up the desired strategy for cleaning a fire damaged house: remove all the loose soot, ash and debris from every surface in the house, then encapsulate every square inch of the house with special paint to trap in the smoke smell.  The biggest problem is that smoke, like mold, can be anywhere.  It can penetrate every nook and cranny in the house and it can get behind walls and in the insulation.  That’s what makes the clean up process so difficult.

Living Room Picture

Master Bathroom Tub

We replaced the burnt wood with new on the left.  Pretty easy to tell what we replaced and what we kept.

Check out the smoke on the walls behind where the cabinets were in the kitchen.  This is why you have to take them down.  Otherwise, there is now way to clean and encapsulate it.

 

Day 2

[youtube=http://www.youtube.com/watch?v=gnOuRaX-Dvc]

The second day was really the first day of actual cleaning.  Some of the ceiling joists were scrubed down using a combination of special dry sponges and wire brushes.  The bathrooms cleaned up pretty well, especially the tubs and toilets.  Plastic was laid out over the attic floor in preperation for blasting the roof decking with sodium bicarbonate.  This process is almost like sandblasting or pressure washing.  It works really well on plywood like surfaces as well as surfaces that have a lot of nails you can’t remove, like roof decking.

We tried to save the cabinets but had to remove them.  The finish was blistered and the particle board was falling apart.

The master bath tub cleaned up very well.

Plastic laid down in attic in preperation of blasting the decking with sodium bicarbonate.

 

Day 3

[youtube=http://www.youtube.com/watch?v=7AKLAZHDjP4]

The third day showed major improvement.  Blasting the decking and wood with sodium bicarbonate really was an effective method to remove soot and ash but it sure is a messy job.  That stuff gets everywhere but the results speak for themselves.  They got most of the house done in one day.

A 50 pound bag of sodium bicarbonate

 

Day 4

[youtube=http://www.youtube.com/watch?v=4bIWoD333Sw]

The sodium bicarbonate blasting was finished on this day and then the clean up began.  As I said previously, that stuff gets everywhere and it has a sand like texture.  Anyone who has ever tracked sand into their house knows how difficult it can be to get it all cleaned up so I definitely felt sorry for the guys on this one.  The clean up took most of the day and went into Day 5.

The machine used to blast the sodium bicarbonate.

Here is a picture of the rafters and decking after being blasted with sodium bicarbonate.  Compare this picture to the one shown in Day 1.  Huge difference.

The plastic laid down on the attic floor was used to catch the sodium bicarbonate.  This made the clean up much easier.

 

Day 5

[youtube=http://www.youtube.com/watch?v=tyIp95NFS8o]

The last of the sodium bicarbonate was cleaned up and the encapsulation was begun.  Encapsulation is the process of spraying everything with odor blocking paint to trap or encapsulate the smoke smell. 

Upstairs bedroom after encapsulation.

One of the multiple products used for the encapsulation.

 

Day 6

[youtube=http://www.youtube.com/watch?v=F1Asah8d-PQ]

More encapsulation work was done today.  By the end of the day, the interior of the house looked like a “white palace”.

Compare the living room picture after clean up to the Day 1 picture.

The bathrooms cleaned up very well but now I don’t like the tile.  Just might change it out.

Kitchen after clean up.  Compare to Day 1 picture.

 

Day 7

[youtube=http://www.youtube.com/watch?v=rPb5Nk3VwWE]

The last day of the project was mostly a day for touch ups and final cleaning.  Windows were wiped down, trash was hauled off and extra materials were loaded up.  Now that its all finished, we can now put the place back together starting with HVAC work, rough plumbing and electrical.

Attic picture after encapsulation.

Another attic picture after encapsulation

 

Summary

Cleaning a fire damaged house doesn’t have to be scary or overwhelming.  The most important thing to remember is that once you go to the expense of putting the house back together, it cannot smell like smoke.  If there is any doubt that something won’t clean up, then replace it.  In fact, your local building code will dictate when burnt wood framing needs to be replaced.  Whatever you don’t replace, make sure it gets cleaned and encapsulated.  After that, it’s just a standard renovation.  Good luck!

Mark Anderson

Lucky A Properties

8 years, 5 months ago 0

Mark Anderson gives you an update on the progress being made on the exterior at the Holmes Circle house.  [youtube=http://www.youtube.com/watch?v=DdgrJfrDj08]