Big Reno Ahead Where to start?

[Tesla]

Hello, I'm 23 so I'm going to be buying my first and last house in the next street over from my parents house for a HUGE HUGE HUGE Price Break in cash. The only downside the house needs alot of work. Structure its amazing one of the better built homes. Just the house was built in the 70's and it hasn't been updated since then. Its a 2 car garage, 4 bedroom, 3 bathroom house, with alliumium(sp?) wiring, older pipes ect. No drywall or anything. My plan is to go in there and strip the whole house from top to bottom and restart over. My uncle whos a general contracter is going to be framing an addition over my garage. Also I am a Master Electrician, I have an uncle whos a Plumber and my dad whos an electrician + Plumber to help me with all the work. I'd just need to buy all the materials minus a few jobs to contract out ie New roof, new sliding, new windows and doors, dry wall, gas fireplace, new kitchen, new bedroom, new master bathroom, replace older bathroom/get rid of one, add bathroom in basement, and a few other rooms ie home gym in basement, New Fence add a shed ect. The house is in an amazing location which is close to my parents and work ect ect. I wouldn't be starting any renovations until april once I'm finished my college (Electrical Technologist) I work nights. So it you had to do a huge project like this where would you start? Note I will not have a mortgage or anything. OH and new furances, water softer pretty much new everything.

[Dustbunny]

Congratulations. You might want to start with figuring out how much money you have to spend on this, what your insurance absolutely requires being done, and what it would cost you to have a designer help you get a plan together for the space so you do it in a way that really works for you. Meanwhile, you also need to look into what permits you are going to need and what you need to get those permits. Just getting permits in place could take longer than you expect so you need to find out about that. Also know the neighbours may have some say depending on where you live so having a good set of plans can help you get through the red tape.

Having all those experienced people around to help you will be a good thing but you really need to look at what things cost in money and time and hassle (that permit thing) so you have a really solid idea about all the things you want to do. Reno can have some very rude surprises. A gut and redo can cost more than just building from scratch so budget becomes a big issue.

I can tell you your insurance will insist you have updated that electrical because they don't like aluminum at all. They will also insist on the plumbing being strong enough to stand the water pressure and I can tell you when I did my house for the insurance it ended up going way beyond that just because the city had it's own criteria of what went along with the permits.

Meanwhile, a designer could really help you lay out that space so it works with the least amount of expense (moving plumbing for instance) and makes the best use of the space. It's also often worth the price as you can have them get the trades you don't have access to as well as some product at reduced prices. It may also help to have a plan so you know when you need to order things to have them arrive when you need them.

Good luck. You have lots of work ahead of you so you really want to plan this out well.

[Tesla]

My sister is in school for graphic design, also I'm good with plans, Besides the addition on top of the frames I won't be paying for labour as I've done my share of free electrical work for all of them(My uncles and dad). We can do all the plumbing/electrical by ourselves on weekends/during the day when I'm not working. I have about 200,000+ Plus for the reno and I'd just need to buy the materials for everything minus the roofers, and sliding guy(family friend) and door and windows guy(Neighbor/family friend). I'm getting the house for 100k and houses in my area sell for 300-400k. Its an older 80+ couple who I've helped them with everything on there house since I was 10. I've offered to pay them more but they only want 100k also sent me lawyer papers ect ect. As they have no kids. So I will think about the designer, I have my own plans on the house that I've been starting to draw up. I could always use more insight.

[Dustbunny]

Well you have lots of good help but a graphic designer is not an interior designer or architect. Those last two know about structure which is what you need to know about when it comes to how and where you redo things. Where you or your sister have maybe 10 ideas, someone who does this everyday has 100's so you gain that experience. Your uncles probably know quite a bit but if they are anything like the ones you see on TV, designing space effectively is not usually their strong suit. Really winging this aspect could end up costing you big time compared to putting out a few hundred for some expert advise. You have to remember there are reasons people specialize in particular areas. Just as you know more about electrical from your training than a carpenter might know about electrical, the same is true of design and structural changes. They are the folks who can make sure you have enough storage, lighting, and a good flow to the house.

I can tell you from buying a few places, it's the little things that throw a deal and often that is just stupid design that a lot of builders pull by having no real thought put into how people live in a house so it becomes important how you lay things out. Usually you don't realize what those things are until you have lived with it and realize the folly of some things. For instance, you see corner fireplaces in all manner of houses especially new ones but they are nightmares to live with when it comes to where you put your furniture. Lots of big windows seems like a good idea until you realize you still have no place for the furniture or the TV that works with the windows. Open concept is a trend and often seems like a good idea until you realize you lost a lot of storage space and have no place to put your stuff. An experienced designer can think of how people live vs just how much sq. footage there is.

Take a look at it. Ask some people like your relatives what they would do or what they have found on jobs they do. You have yourself a great deal there and some very good potential. Why not make sure the first steps are right before you spend all that money and time? That way you know you are getting full potential and you could end up saving yourself some work and money in the end.

[Frankie3s]

DustBunny is right. Designing is not a step to be taken lightly because once you begin the renovations and either a) don't like something or b) something has to be changed it is not only a hassle, but could also be a very expensive and time intensive correction.

[BuildingHomes]

I'm trying to figure this part out.. 23, going to college and a Master Electrician?

[BuildingHomes]

And 300K in cash?

Anyways.. if this is all true, then good for you. Just be careful you aren't getting in over your head.

I've been involved in a few projects like you mentioned and they always seem to be the last thing on your mind when it comes to the end of the work day. You say you'll do it at night, or on the weekend or on your day off, but that rarely happens.

Dedicate the time to manage it and try not to get distracted.

[Tesla]

I'm trying to figure this part out.. 23, going to college and a Master Electrician?

Using my dad, and uncle I got an apprentice with Hydro 1 right out of high school. I work nights 11pm-7am. I also goto College During the day. I took my 3 semesters of trade school in the summers with no time off work. So I got the hours and recently wrote the tests. So I can work while going to school. My life outside of that is meh besides weekends. I have the money because I save and invest everything. Also during the summers while my gf was working I worked a bit longer on overtime. I live at my parents house still and since unlike my sisters who needed to use the Education funds my parents set up for them, Hydro pays for everything so free rent. So mostly I've been saving money hence 300k ;) Also my dad works shift(hydro 1) and works and owns a business on the side as does my uncles who are in the trades so if they need me to do some work for them I do it and they pay me quite well. So because of this I'm in my 6th year in electrical making really good money so I can afford this house which I can someday rise a family until then my gfs and I place lol

[B Prime]

I don't know if you live in Ontario or not but if you do I would consider signing up for this:
http://www.homeenergyontario.ca/

If your completely gutting the home and updating then you'll definently get some money back. If your not from Ontario I'm pretty sure they have something like this for all provinces I believe.

[Tesla]

I don't know if you live in Ontario or not but if you do I would consider signing up for this:
http://www.homeenergyontario.ca/

If your completely gutting the home and updating then you'll definently get some money back. If your not from Ontario I'm pretty sure they have something like this for all provinces I believe.

Yes I live in Ontario Kitchener Ontario to be exact. Thanks Man I am from Ontario and I want to make my house as energy efficant as possible. Also I'm looking into hiring a designer,

[Kreez]

Compartmentalize your renovations.

Meaning: Do it one step at a time.

If you're going to be living in the home while the renovation is going on, so much more so.


Start with a home inspection to find out where any potential trouble spots are.
Get a plan done up with what you envision the home to be like after you are finished.
Ensure you get the proper homeowner permits.

Do the Structural Changes first.
Repair all electrical with new copper service and a new panel. (I recommend a 200 a service)
Repair all plumbing with new pipes and waste lines.
Get the work inspected and signed off by the city.
Get the drywall and mudding done throughout the house if possible.

Now to start compartmentalizing (again, particularly if you're living in the home during reno).

Get the Kitchen Done. (You need to be able to eat and cook.)
Get a bathroom completed. (you need to be able to wash and such.)
Get a bedroom completed. (you need a place to sleep.)

(If you have a master suite planned, do it first - kill the bathroom and bedroom with one project.)

Then move on to the other rooms of the house.

Living/Family room.
Bathrooms.
Spare Bedrooms.

Doing it in chunks like this will allow you to focus on one particular portion of the reno and get it completed before moving on to another part of the show.

[MMMM]

I am just starting a large reno.

We started with an initial simple design. We then took it to some engineers and architects for quotes and ideas.

Once a workable design was settled on we set up a budget. We also set aside 15% for problems.

decide if you need a general contracter (hopefully no!)

We then set up our permits with the city. This can take time if there are problems with your drawings. If you need a development permit a neighbour may complain and slow the process down.

We then set out to line up trades for the various areas of the project. This will take time but it sounds like you have parts of this covered. (damn I wish I was a master electrician :cry: )

At the same time we started purchasing as much as we could for the project on sale/auctions/dump/. Think globally for purchasing. Be prepared to wait for a good deal.

Are you going to live in the house while it is being renoed? if so plan ahead for the mess. We are doing okay but our roof comes off tomorrow and its supposed to snow:rolleyes:

Once the permit, initial trades, quipment, parts etc... are in place its time to start.

Stick to your budget!

The compartmentalizing from kreez is a good one. We have broken our reno into four stages so we can live in the house as its evolving.