First Floor

The way I like to describe our addition is to start off by saying that the current house is a lot like a stack of 3 shoe boxes and that we’re adding another stack of 3 shoe boxes on the side. If you look at the picture above, we’ll be adding on to the left of the house where the cars are parked. On the first floor, we’re only adding a single-car garage.

Second Floor

You can’t tell from the picture, but the first floor is essentially a basement. It’s flush with ground in the front while the second floor is flush with the rear. On the second floor we’ll be adding a dining room and an Ikea kitchen. Currently, there’s no bathroom on the second floor, so we’re also converting some existing space in the front of the house into a ½ bath. Hooray for not having to go up or down to use the restroom!

Third Floor

On the third floor we’ll be adding a master bedroom, closet and laundry. Of the three floors, most of the work to the existing house will be happening up there. It’s basically a loft right now with a closet, our bed and a bathroom. Oh, and the shower doesn’t work, there’s a water heater, washer and dryer stuffed into the closet and the baby sleeps at the foot of our bed. We’re planning to completely gut the bathroom, close if off to the existing bedroom and make it part of the new master suite. We’re also planning to convert the current closet into a full bath as well and put in some Ikea wardrobes along the stair wall to serve as a closet for the old bedroom. Depending on how the final quote ends up, we may cut that bathroom to stay in budget. If that happens though, we’ll have 2 walk in showers with no tub to wash a baby in.

We still have a few more weeks till any real work gets started but I wanted to post up the game plan to see what you all think. Is there anything you would do differently?

Well, it’s time to get things started again! We’ve finally adjusted to being new parents, at least enough to realize that there’s definitely not enough space for the 3 of us here. After getting estimates from 4 different general contractors, we chose the one that we liked the best and met with him and our architect last week to get the ball rolling.

The general idea for the addition is to add a single-car garage on the first level, a kitchen and dining room on the second, then a new master bedroom and laundry room on the third floor. Since we had such a clear plan, we debated about whether we should work with an architect to design our addition or go with a design/build firm. After quite a bit of research, we decided to work with G+G Architects here in Atlanta. If you’re debating this decision yourself, I highly recommend reading “Picking an Architect” and “To G.C. or Not to G.C.” from Mike Davidson’s A House by the Park. The best thing about working with an architect on the design is that they’ve provided lots of ideas that we would have never come up with on our own. We’ve adopted some of their ideas, decided some were beyond our budget and have resolved to add some later down the road. The elevation variations alone give a pretty fun glimpse into some of that process:

Just so you know, we decided that we liked Option D the best, but that we preferred the single-pitch roof from A and C. We’ll be sharing more of the plans and process as we get closer to breaking ground. In the mean time, we just wanted to give everyone a quick update and ask you all which elevation you like best.

With that said, there are some projects that are just too big, too risky or too time sensitive to take on yourself. In 5 years at our old place, there were three major projects that we hired contractors to do: tree removal, roof replacement & installing a new HVAC unit. For each of those jobs we followed the same basic formula.

1. Rely on Recommendations & Reviews

Do not, I repeat, do not just call up and hire the contractor with the nicest looking yellow pages ad. In fact, this is 2012, it’s time to recycle that phone book and opt out of getting one ever again. Seriously, you don’t need it. The best advice I can give on hiring a contractor is to simply ask your friends, neighbors and coworkers for recommendations. You probably know at least 2 or 3 people who’ve hired the same type of contractor. Just ask them if they’re happy with that decision. If the answer is no, you’ll get some great advice on who and what to avoid. You might as well grab a Snickers because you’re probably also in for a good renovation horror story. If they say they were happy with their contractor, ask if the project was on time, on budget and if there’s anything they would have done differently. Referrals and recommendations are what make the world go round and they can also help you find a good doctor, accountant or even just good eats.

If you absolutely cannot find anyone who has experience hiring the type of contractor you need (even Twitter friends? C’mon?), the next step is reviews. Kudzu and Angie’s List are 2 of the most popular contractor review sites, but I wouldn’t stop there. Check with your local Chamber of Commerce, the Better Business Bureau, look for reviews of the business in Google Maps. Essentially, you want to find contractor feedback that you couldn’t get in person because you don’t have enough friends. There, I said it. Even phone book companies know in this socially connected day and age that people don’t call contractors without reviews or referrals. That’s why they’re trying to win us back with programs like the Super Pages Super Guarantee. It sounds nice in theory but there are very few real reviews there and a $500 (maximum) guarantee might not be enough to fix an improperly installed roof or (insert your expensive project description here). Avoid having to deal with a guarantee by getting recommendations for contractors instead.

2. Call *and* Meet Contractors in Person

Once you’ve got a list of recommended or positively reviewed contractors, it’s time to call them up and make appointments. Most contractors do not sit around waiting for phone calls and many do not have an office with someone to schedule appointments. When you call, you might get the voicemail on their cell phone because they’re meeting with a client or working on a job. If you get through, the conversation might be brief while they’re on the road to their next project. Be ready with a short description of the work you need to have done, a quick explanation of who referred them to you (they always like to hear that) and a calendar so you can write in a date that you both can meet.

When they show up for the appointment, don’t be afraid to ask lots of questions. The end goal is to get an estimate, but you should also treat the meeting like a job interview. Ask yourself if the contractor seems knowledgeable, professional and friendly. Most importantly, is he or she someone you feel comfortable having in your house?

3. Get at Least 3 Estimates

I know you’re probably a busy person. I also know it’s a hassle to have to leave work on a weekday to meet with a contractor. If you’re going to hire the first contractor you get an estimate from though you might as well not even get an estimate. Having at least 3 estimates in writing for the same project description allows you to really compare apples to apples. A lot of people will tell you never to go with the lowest estimate. I disagree. It’s ok to go with the lowest estimate, but only if that estimate is relatively close to the others. If one estimate is very different (higher or lower) than the others, that should serve as a red flag that they’re either bad at estimating or that they’re betting that you didn’t get other quotes. Either way, you shouldn’t trust them. As a case in point, when we replaced the roof on our previous house we got 4 estimates. Three were very similar, both in price and in their estimating method. Each brought a ladder, got up on the roof and measured. The highest quote, which came from a Lowe’s contractor, came in at nearly double. Perhaps it was because Lowe’s was taking a big cut of his pay or maybe it was because he measured the roof by counting shingles from the ground. Either way, I wasn’t letting him near our house.

4. Don’t Pay Till All Work is Done

As with most contract-based work, there is usually some money due up front to start a project. On a small project, this is typically around 30% with the remainder due upon completion. On a large project, it might be 10-15% with a pay schedule that includes several other payments as specific project goals are completed. Regardless, a large portion of the project estimate should be withheld until all work is completed and thoroughly inspected by you.

5. Never Hire a WAGer

WAG or not, the rot was pretty extensive.

During our home inspection here at the pulley house, we discovered a badly rotten corner board on the exterior. When we pushed on the same wall from the inside, it wiggled, so we knew the damage probably affected some of the framing too. This was clearly something we couldn’t fix ourselves and we needed to know how much it was going to cost before making our final commitment to buy. We didn’t have time before closing to go through the estimate process 3 times so in a blatant violation of rule #3, we settled for just 2 estimates.

We did, however stick to rule #1. One of the contractors was referred by a friend from work and the other by our real estate agent. Since we didn’t own the property yet, we couldn’t just let them rip open up the wall to see the extent of the rotten wood. Because of this, the first contractor gave us 3 separate quotes based on several scenarios. The contractor that the realtor recommended though ruined his chances of getting hired in a single sentence. While he was a nice guy and seemed professional in person, his written estimate included these words, “The WAG (Wild Ass Guess) of repair costs are between $1,800 and $3,000.” I’m all for honesty, but a professional contractor should never give, or at least never admit that they’re giving you an estimate that’s a wild ass guess.

Our Biggest Contractor Job Yet

The reason why this process has been on our minds lately is because we’re currently planning a 3-story addition to the pulley house. Assuming we get our setback variance approved tomorrow we’ll be adding a garage on the first level, a new kitchen and half bath on the main floor and an extra bedroom up top. We’re looking forward to sharing more about or reasons for the addition, going through the variance process and working with an architect but at this stage of the game it’s time to start looking for a good general contractor and we’re definitely planning to follow all our rules this time.

The second problem was that the fiberboard carpet underlayment was cut to fit the platform, meaning I’d need at least 2 more sheets of that to put carpet back down. Finally, the section of wall that was covered by the built in headboard had no drywall or vapor barrier behind it. That particular section of the headboard contained about an inch of roach droppings. Yummy.

What was supposed to be a “fun demo project” ended up being a nightmare. Pun intended. Click on the gallery images below to see the (pain)full process.

In April, Amy and I relocated again from Columbia, SC to Atlanta, GA for my job. We weren’t all that excited about selling our first home at the bottom of the housing market but we priced it low and put it out there. Thanks to the blood, sweat and tears we invested in all of our DIY renovation projects, we got it sold in just over 2 months. We figured we’d buy here once we sold our place in SC, but after weeks of searching we decided that Atlanta’s record low home prices were still just too high for us to buy. This was especially true if we wanted to be in a safe neighborhood with good schools and find a house with as much character and potential as our place in Columbia. Instead we committed ourselves for over a month to finding a long-term rental option.

A couple weeks ago though, something crazy happened. Amidst a busy weekend of scouring padmapper and scheduling rental viewings, Amy checked the real estate listings again and found a funky 1980s contemporary fixer-upper that was priced to sell. It needs work – a lot of work, but we immediately fell in love. The place is on a quiet street in Decatur, a small town inside the Atlanta perimeter that has one of the best school districts in the state. Location, price and personality – check, check and check. We made an offer, then a few counters, reached a deal, scheduled inspections and arranged financing. We don’t close until the end of the month, but everything is locked in at this point so we figured we’d go ahead and introduce everyone to our next crazy project house:

Right now you probably think we’re a little bit insane. Honestly, we feel that way ourselves but in a few years, I guarantee this place will look completely different. Hopefully for the better.