Simple Bath Remodeling 101:

Selecting the plumbing contractor:

If you think coming up with a basic plan, and searching images to match the plan, is more than enough for an estimate to start the process, you are wrong. That’s a dream, not reality.

A. Check with friends for a referral.

I’ve learned, “I’ve got a great plumber”, is not enough to hire the man to redo a bath. 

Checking  Yelp, Home Advisor, Angies List,  and others is fine if you have nothing but time on your hands,  to locate or to qualify someone and get estimates.  Even though a  “zip code entry” delivers multiple names, the response rate can be less than 25%, and they are not necessarily in your zip code area. According to some people, estimates were high, and when questioned,  a reduction followed. That’s a warning flag to me. Was the estimate simply what traffic would bear? And was there, even more room? Kind of reminds me of some used car salesmen. Not a good choice—corners might be cut to “get even” for the price reduction no matter how friendly the contractor seams. 

How about Home Depot, or Menards if you live in the Midwest. The contractors they allow to post their resumes usually have very good reports.  But not all of them.  Depends on the job and what they promise. 

Conclusion: Referrals are generally best, if you do your homework, but try to get a  referral based on a similar job.  And remember, a fair price to someone with a lot of money may not be a fair price to someone else.

B. Question everything about the estimate. 

Sure, the contractor was referred by a very good friend, but check the estimate, It could make a difference if there are changes.

Some questions to ask:  

• Do you get a commission from the vendors you recommend
• If fixtures are included in the estimate, what is the brand, make, model, style ( plastic or metal), or cost
• If you are using a shower base, include the brand, model, color, cost and size of actual shower area         Example:  a 30-inch shower base includes a step 3.5 inches wide, reducing the actual shower area to                       26.5", a tight squeeze for good-sized individuals
• What does "trim out shower" mean and what does it include
• What actions define "adjust framing", what is included and what is considered extra
• Where will the drain be moved and what portion of the estimate is involved.  Example:  is the drain moved an inch or two, left or right, or does the estimate include moving the drain from the left /right of the shower base to the center. Which is it?  And what is the difference in cost?
• If shower doors are not included in the estimate, what cost can be expected, and who installs them.
• If unforseen plumbing will be done on a time and material basis, will there be a reduction in the estimate   if some work is not necessary or different from described?
• What is the time frame, start to finish. Is the plumber working on other projects at the same time?

Here is a sample of one plumber"s estimate and what is lost by not defining the details.

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JOB DECRIPTION: Remove tub, install shower with a bench, have       
shower come out to the edge of the wall extension. 
The tub area was 36" wide, from the back tile wall to the edge of the bench.
The side tile wall extended 2.5 inches from the back wall -- a width of 38.5 
inches.
EXPECTATION :  A shower within that 38.5 inch area
ACTUAL RESULT:  A shower base 30 inches wide, with a shower area 26.5 in
--12 inches less than the tub area!!!!  Yes, tile was 1/4 inches, durock was 1/2 
 inch, and even with mortar, that still leaves 11 inches, or 7 if the entire backwall is        rebuilt with 4 inch studs  
 EXCUSES: 
1. 30-inch shower base was the only one in stock. (Not true.)
2. You were in a hurry. (An extra day would not have made a difference.)
3. You saw me take it out of the box. (Yes and everyone has eyes equipped with           long distance rulers.)
                                                    4. A lot of people have 30-inch showers. (Not if they weigh more than 140 lbs and                                                                 stand over 6 feet tall and don't want to hit the glass doors as they shower.)

This owner was between a rock and a hard place. If you fire him he has your deposit and you do not have a finished shower. So she bit the bullet and moved on. She believed moving the drain would have affected his profits, so he used a base to match the 30-inch tub drain.                                                         

THE ESTIMATE did not cover the tile, grout and thin set (mortar). Prior to beginning the demo, the plumber recommends selecting and buying the tile so the job can move quckly.  In this example, the owner bought the tile at a store based on the plumber's recommendation:  

     a." They will give you a special price because I deal with them."       
     b. "Don't go to Home Depot, etc, everytime one of my customers goes there most of the tiles are off sizes and broken or chipped. 
Do not run to their recommendation: Shop, shop, shop. In this instance the owner did:  
        Discounted Cost at plumber's vendor:  2.85 per  s.f
        Same tile at Home Depot:  1.49 per  s.f. 
        The difference:  commission paid to plumber

Comment by plumber during the remodel:  "Good thing you got the tile early, It could have been out of stock or discontinued."  Good thing to remember, the vendors all get tile from the same "pots".

This plumber refused to indicate the cost he allowed for the fixtures, posi temp valves, and shower base. Nor did he explain what kind of adjustment was made to the framing. In the end, the owner bought her own fixtures because she wanted brushed nickel instead of chrome.
     
The plumber gave her a $200 credit (shower head and extension she purchased) and said he did not charge for installing a niche or the 6-feet of tile base around the the bathroom. He gave no credit for 1 posi-temp valve  (not needed), not it's installation  He gave no credit for the bench, which he said he was unable to build. He gave no credit for installing a 30-inch shower base instead of a 32 or 34 inch base.

THE END RESULT: The plumber executed the job in a workmanlike manner, over an almost 3-week period. The owner paid him and vowed never again to remodel without doing her homework and making certain that the estimate itemized everything no matter how small, and no matter who gives the referral. 

The owner did not buy a 72" high shower  door from the plumber's vendor at a cost of $1900.  Instead she bought a 78" inch high door on sale at Menards for $600, and had it installed for $260 by a vendor listed at the store-- who did                                                                  a beautiful job.

Should the owner have paid less?  Was the job satisfactory, great or just O.K.  Were all of the estimates similar?  Did she choose the least expensive? Did she get what she paid for?  Should she ever ask her friend for another referral? Trust is on the table. No matter whom you trust, or the breadth of the remodeling job, you've got to do your homework. Details. Details. Details. 

                                                                               

                                                   

                                                                               

                                                                               

From small jobs to large, detail, detail, detail.

It's been an incredible year in real estate...lots of transactions. Add to that, volunteering, writing product reviews for YBLTV.com, and finally completing the last draft on my novel. But oftentimes, being busy causes me to take shortcuts on big or small repair jobs in the home.

Example 1: spilling something on the carpet.  A quick dab with some soap and water, tonic water, or baking soda, etc can get rid of most of the initial damage, but look out, it'll return in some form that is noticeable.  Take steps to clean it properly, and voila; the stain is gone, for good.

                                                                                                    A product to try: Folex

 I have tried multiple types of carpet cleaners. I'm sure you have, as well, and you may have found them perfectly acceptable.  I didn't.  But, I did find an inexpensive and effective carpet spot remover at Home Depot. It comes in an unobtrusive, white spray bottle. And, it really works! What's more, it's 100% guaranteed. You can return the unused portion for a full purchase price refund. Look on the back of the container. 

Folex is bottled by Folexport, Inc. in Portland, Oregon. It's safe on colorfast carpets and upholstery. I can vouch for that. It's non-magnetic, so spots don't reappear.  It's non-toxic,  completely non-irritating to normal skin.  Odor free, Non-flammable, and free of VOC's, CFC's and petroleum. I'm sold on it.  Try it and let me know if it works for you.

Example 2:  Something breaks and you go to the "glue drawer" and grab one of the many brands of glue that promise wonderful, unbelievable repairs.  Get the item wet and oftentimes the glue hold disappears.  I dropped a pair of sunglasses -- they split in half at the bridge of my nose and at the bottom of the frame. They were my favorite sunglasses

A product to try:  Super Glue

 

I have purchased every kind of glue. I bought this one on the way home from a showing. Sunny day, broken RX glasses. Read the package, and decided to try it along with two other glue brands. I put the lens in the frame, put the glue on the breaks and bingo, they were sealed. Drove 8 miles home, no problems.  I think it's almost 6 months now, and my frame breaks are still holding. I may have just been lucky, but I've tried this glue on a few other things and it holds.
See my full review on YBLTV.COM


Example 3: Acting as a General Contractor or designer to remodel a bath. OK if you do your homework. Don't depend on the plumber who claims to have done so many baths, he's quit counting.  Don't depend on his opinion, even when he comes referred by a friend, as reasonable and producing quality work. That may be true, but what is acceptable to your friend may not be acceptable to you.  Does he take shortcuts that you can't see? Or does he explain things to you, in a way that favors his bottom line? If you are planning to act as a General Contractor, check out my future blog on what happens when you don't detail, detail, detail. I'll give you a step by step sample of a disaster.

Here' a cost-cutting light bulb that gives your life more color.

There was a time when light bulbs were free. And utility bills were modest. Yes, Virginia there was a time we didn’t worry about the cost of energy or conserving it.

But those days are gone. Now, our radar is focusing on eco-friendly products—we are living green, folks. And one smart tech manufacturer makes green a reality, along with red and yellow and blue and tons of other shades and intensities. It’s a color-changing LED smart bulb developed by TikTech.  You control it with a Smartphone or tablet. No hub needed. And TikTeck makes it easy and affordable.

Sure, there are other smart color-changing bulbs out there, but check out their prices. They can be anywhere from 3 to 5 times the cost. TikTeck’s smart LED bulb is just $9.99. That’s the least expensive one I’ve found.

Let’s start with why LED technology:

¡ LED lights consume less energy -– up to 75% less than traditional incandescent lights

       Where does the light bill go?            Down!

¡LED lights have a lifespan that can be 20 times traditional lighting

¡LED lights produce little heat when delivering the same amount of light.

¡LED lights have no mercury  

¡LED lights come on instantly—no warm-up time

The TikTeck smart bulb has a color temperature range of 2700 to 6500K. Lower values of 2700 to 3500K deliver a white that’s warm, like an incandescent; higher values like 5000K can deliver a stark white light. And by producing 600 lumens (the measure of light a bulb gives), the TikTeck bulb is about in the middle of the brightness scale. 

I have just enough technical skill to make me a hair above average, so set-up was relatively easy:

1.  I downloaded the free TikTeck LED app at Google Play Store

2. I screwed the bulb into a lamp and turned it on.

3. I activated Bluetooth on my Samsung Note 3. (I know, I know. I need to update my phone.)

4. I opened the TikTeck app and tapped “add device”

It took a few minutes to figure out the menu. (I think TikTeck needs to spell out how to use it a little more). However, when I got to the home page, I went crazy choosing colors from the color wheel and watching my lamp suddenly go awash in blue, then red, and any primary color I chose. I was able to change the brightness with the slider at the bottom of the page. Another slider let me select the color temperature, as well. And, pressing a button in the center of the wheel turned the bulb on and off. There’s also a timer, so you can program the bulb for every day of the week. There’s even a night light setting and the ability to coordinate music on your phone!

The basic app is simple to operate and even more actions are possible—I’m still learning.

 I am terribly impressed with the ability to set a mood at a dinner party, add warmth to a room on a dull day and create a lighting schedule – all with my phone. But most important, I’m on the road to cutting the utility bill on my all-electric town home!

You can add up to 32 bulbs in your home, and group them to function at different times, different intensities. I think the TikTeck bulb is a real value. Go to TikTeck.com for purchase information.

LB’s rating:  9  (Provided that TikTeck updates their menu instructions.)

The Bicycle Troops

                                                                               

The 2-peds of Chicago  

They are parked in uniform rows ready to attack the streets of Chicago.See them whizzing in traffic. What 2-wheel finesse...what artistry. Baryshnikov would be duly impressed. Am I? No, a thousand times no. I've been deprived of a driving lane --left to maneuver around white sticks in the pavement.

 I’m thinking of foregoing right hand turns because bicyclists dare me to turn in front of them with “litigate” in their snarly eyes… I’m getting prominently displayed middle fingers flashed at me as bicycle riders wheelie past through a red light.

Do they get tickets? Of course not. Yet I am photographed...my car is photographed... my license plate is immortalized if I dare ramp up the accelerator, or go thru a yellow when a red light catches me three-quarters into the intersection. And, if I stop too suddenly, I'm certain to be rear ended and have my insurance costs double.

I think it should be mandatory  for all bicyclists to wear a license around their necks--one that could identify them for any transgression.  And any moving violation! In fact, issuing "license" numbers would be a breeze for those cyclists renting the new blue city bikes. Imagine something like the numbers worn in a triathlon.  The city would benefit unbelievably from tickets issued to the 2-wheel nastys on the avenue.

Oh, but wait.  How about the jaywalkers? You know the ones.  You're going 25 miles an hour and some idiot steps directly in front of your car in the middle of the street--no crosswalk, no corner--and they stare at you like you are the bad guy.  Or you're making a left hand turn and they smile as you're forced to stop three-quarters into the turn, about to be hit by oncoming traffic.  Or they're talking on their frigging phone and you stop on a dime as they walk in front of your moving car--the coffee in the holder spills onto your lap and the open briefcase on the passenger seat spills onto the floor.

California tickets them. What do we do? Create more walkways in between the traffic lights. When I was a child, I was taught to look both ways and cross when it was safe--at the light. I thought that was a pretty smart solution. Now, it's wherever and whenever you feel like crossing the street.

I think it's time to rebel. Without cars in Chicago, cameras would have nothing to photograph. The cit would have no fines to collect, no stickers to sell. Police officers could spend their days protecting the taxpayer whose real estate taxes would rise even more, encouraging them to leave the city. In addition, with no funds, the potholes would not be filled, the streets would not be repaved, and bicyclists would no longer be able to whiz through lights particularly if they did not want their tires punctured. It would be a brave new world!

Now, I happen to like bike riding but I choose to ride in the safety of an exercise facility. I used to ride along the lakefront; unbelievably, the paths were empty when I moved back to the city several years back. Now, it’s more like the Autobahn. Between the cyclists huffing by at incredible speeds, triple strollers, and casual walkers walking three abreast, you are at the mercy of the many. After a torn rotator cuff, I took it easy. After a dislocated shoulder, I sold my bike.

Maybe you need to have the bravado of youth or be a lover of high risk riding to maneuver the streets of Chicago between the “white sticks”, the bike lanes and the SUVs. In any case, I still believe you need a license around your neck and a ticket to remind you there are rules on the road.

In fact, Chicago would have a great revenue stream if anyone renting one of our “blue bikes” were forced to pay for a bike license. Just think how that number could be prominently displayed each and every time they rode a bike. Think of the ticketing opportunity potential!

And if you think those bikes are helping to reduce congestion in the city, you haven’t been driving lately down Milwaukee Ave, or somewhere in the Loop, or around the East Bank Club. Or Dearborn Avenue. I will admit, some times of day are worse than others.

I’ve been in Chicago long enough to remember the gripes about bicycle-messengers. “A threat to pedestrians… to drivers.” They are milk toast compared to a trader on 2-wheels.

What do you think? Should Chicago become the cyclist city? Is there room enough for both cycle and automobile? Should cyclists have to display a license plate? Are car drivers being singled out to fill the city coffers—camera tickets, license plates, city stickers, gasoline taxes, parking fees and fines.

It would be wonderful to hook the tire of my convertible to a lamppost and not worry about a meter running out of time. But that, and snow in July haven't a chance of being more than a wish. So...I have decided to sell my car, walk for pleasure, ZIP Car-it for special shopping and limo-driver-it for non-walking, non-cabbing buyer tours. It will be my brave new world.

Condos & Co-ops: The differences

Taxes, ownership, financing and more

Many buyers shy away from co-op properties...for a number of reasons. One of them is the property assessment; it looks,at first view, to be double or triple a condo assessment.  Next 

DoThe Difference between Condos and Coopswnload eBook

is ownership--you don't really own a co-op, you own shares in the building.  And one of the biggest reasons is that many agents don't know or understand the differences between condos and co-ops, so many buyers don't get the full scoop. 

Here is an eBook I've written to help you learn a little co-op history in Chicago as well as the basic differences to condos.

Selling or buying                 a vacant house?     

Beware!                   Beware!                   Beware!

Just recently, I showed a town home to a prospective buyer.  Since the property was in the Chicago suburbs, a listing agent very rarely appears; we used a lock box to retrieve a key for entrance.

It was difficult to see anything clearly, despite it being a sunny day at three in the afternoon. The property had north and east exposures and only one operational light bulb.

The rooms were large with heavy outdated drapery at windows...windows not cleaned in some time; and the kitchen was in desperate need of a redo. However, my client had an interest in property he could make over.

His interest waned however, when he began to descend the steps to a walkout lower level. I refused to go with him—the smell was overbearing. He stopped suddenly when we both heard grunting and gnawing sounds from below. We surmised it was a very, very big mouse, or something quite a bit larger.

Remodeling and redecorating are not always issues, but creatures and overpowering odors can open a can of worms regarding the home’s maintenance and structural integrity.

Vacant homes can be prone to leaks that are costly to repair; appliances can have cracked or dried seals that start to leak or even make replacement necessary. According to many plumbers, many sellers simply shut off the water valve at a toilet or sink instead of turning off the main water cutoff and draining the pipes.

Additionally, vacant homes can become a refuge for furry creatures. Squirrels are great at chewing openings at the roof, then “dining” on insulation and wiring. What’s more, they can turn an attic into a rooming house for all kinds of other furry friends.   

Creatures, bad smells, poor lighting, and all kinds of dirt tell a buyer to keep away or to offer a ridiculously low price. For a seller, those issues could mean accepting far less than the asking price, or paying home expenses as the market time grows, while the asking price is repeatedly reduced.

When a listing agent doesn’t show a vacant property, an owner may not be informed of growing issues. And if a listing agent happens to ask a showing agent for feedback, the only response may be that the client simply did not like the property.

Some Buyer Tips

1:  When you decide to buy a vacant house, and the water is turned off. Ask that it be turned on again several days before your inspection. 

2:  Hire an experienced inspector.  Home inspections are always limited to what is visible and accessible; even though it is an extra cost, consider asking for a camera inspection into drain lines and pipes.

3:  Remember that an outside temperature of 55 degrees is necessary to inspect an AC unit and it must run for several hours in order to test the functioning of the condenser coil.  If the outside temperature is  too cold, ask the inspector how he looks for potential problems.  Also, consider hiring an individual heating and cooling company to inspect  the AC and the furnace.

Some Seller Tips   

1:  Hire an agent who actually shows your vacant property and reports issues that develop, or visit the property yourself on a regular basis.  Walk through it and pretend you are the buyer.  A third option is hiring a handy man to keep check.

2:  Ask a plumber for specifics regarding water turn off valves, etc when your property will be vacant. 

3: Check with a heating/cooling company for proper maintenance specifics while the property is vacant—temperature guides, filters, etc.

        When a vacant property looks and feels maintained, the vacancy can be an opportunity, especially if a buyer wants a fast closing date.  Everyone profits.

Photos

Some Handy Apps to Help Sell Your Home

Getting your home ready:  

Packing up the cute collections, washing the windows and having the carpets cleaned is a great start, but in many instances, it's not enough.

 53% of all homeowners who remodel and/or redecorate… are getting ready to sell.  That’s your competition.

 Selling a home is tantamount to going on an interview.  You wouldn’t wear beat up gym shoes, or a  clean but well-worn hoodie, would you.  No, you might spring for a new suit, maybe a pair of shoes.  And you certainly would visit a professional to style your hair.

Your home goes on an interview every time a buyer walks through the door.  A room painted in colors from the 60s, telegraphs to a buyer, "total redecorating required". Wallpaper with trucks and trains or frilly little flowers may remind a empty nester of a bygone era, when they want to begin a new one.

Repainting one room, or a wall in another creates a fresh feeling. Replacing fixtures with today in mind can bring a new mindset to an older home. 

What's new?  What colors work?  Here are some apps and a url that might help.

 1. + Houzz.com.   Get Ideas and  home renovation advice; research contractors, designers, in your area.  And over 6 million photos are yours to check out--every kind of kitchen, bath, bedroom, patio, and more.  And if you find that you like a specific room, you can contact the person who designed it.  Get product ideas, too.

                             Keep a handy record of room section  measurements.

 2. “Photo Measures”:  Now here's a smart app for  your smart phone from +Big Blue Pixel Inc.

It lets you snap a picture of a room ( along with furniture) and drag an arrow along the wall you want to measure.   When you insert the measurement,  it will be stored in the app.  Next time you’re attending a house sale, or visiting a store that’s having a sale, and you see a wonderful piece of furniture at a bargain, click your app and see if it’ll fit.  The free app allows a limited number of images.  The upgrade for around $5 gives you much, much more.

     
                            What color should you paint a contrasting wall?

3. "Color Capture"  Use an app that lets you group colors, create combinations, and help you with a color-matching options. It’s free for iPhone and Android 6.1 or higher from +Benjamin Moore & Co.

              

See how the color looks, without painting.

4.  "Home Depot Project Color".  Take a photo of a room or a wall (with furniture), choose a color, and see how the color will look-- right in the photo.  If you like it, save it with all the info to purchase.
From +Home Depot.

                           Create a floor plan for yourself, and buyers.

5. “ Stanley Floor Plan”.  Floor plans can do a lot to help you sell your home-- buyers love them.  And now you can create a floor plan of your home or condo with an easy app that helps you measure rooms, add doors, windows, etc. .

These are just a few apps that can help you refresh your home for selling, or staying. But check out the app store for others  from +Sensopia Inc and others.