Beach House Withdrawl

 

Lido Shores Condo 350 South Polk Dr



We started cleaning up the Beach House (condo) today since we are about 2 weeks away from moving out for 4 months while it's rented during high season.  In fact we've only got three renters over the four months of 2011 (Jan - Apr) and two have rented from the previous owner (who we purchased from) in the past.   There's a one month minimal rental period in the building and about a third of the owners rent.

Since we purchased the unit we have spent a considerable amount of time here and in fact have lived here continously for the past 3 months of 2010.  We were unsure if we'd really like it down here all the time and what we've found  "WE DO".  In fact we've already started a search for a bigger place that we can live in and have intentions of selling the house.  Yeap the house where we've lived for the past 10 years and finally got to just where we like it.



The Office that Jan set up for me



Living at the beach has been both relaxing and a lot more work.  Not only did we rehab the place but I also found that I ended up working out of the condo when I was in town.  It helped that Jan set me up a little office on the back porch when I was in China - it was a nice surprise when I got back.  I found that over time when I could not sleep I would starting checking emails or catching up on other work related tasks - hence the problem.  I work more at the condo that I ever have.  There's something to be said for getting up and going somewhere, like an office, and not starting work at the crack of dawn.  I'm an early guy anyway and when there's stuff to do I find it hard to lay in bed with my eyes open.

Our friends the Maguires

It is nice though to grab a cup of coffee, throw some clothes on, and walk across the street to the beach.   Or when it was a little warmer I'd do 5 miles to the bridge and back and then cool off in the ocean before tracking sand and water back up to the unit.  It's hard to explain how it decompresses the soul - perhaps it's the sound of the waves and water..

We've also had a lot of fun with our friends over the past 3 months.  The sunsets are spectacular here and our ritual seems to be sunset on the beach with cocktails or wine followed by a nice dinner upstairs or at the circle.   We've had a bit of a revolving door which we like and will miss the place over the next four months.

I consider us extremely lucky because never did imagine we'd actually have a place like this.  Now that we do we will be working even harder to get an even bigger an nicer dream.  All those nights, weekends, aches, and pains all seem worth it now.  Happy rehab and come visit us sometime, we'd love to have you.

Living the Dream on Lido



Selling Rehab 4470 - Yahoo

We should be selling rehab 4470 tomorrow.   We have learned some very valuable lessons on this one and pretty much will break even on our investment.  However we lose the sweat equity which in some cases is very hard to quantitate outside of a lot of nights and weekends.  If I had to list the biggest factors into why it took 8 months to fix up and sell -our longest ever it attribute it to the following factors in retrospect.

Stick to your market

Traditionally we have worked in the <$200K market.  This way our first foray into the $200K + market and we found that there were just less buyers that were willing to pay that amount in the current market conditions.  So back to the basics!  There are also more buyers at lower prices.

Don't underestimate Negatives

This house had a few negatives that in the end were greater than we originally thought.  The first negative was it was a large house with only two bedrooms rather than 3 bedrooms.  Another was the back yard backed up to a fence and behind the fence was a ditch.  Several buyers said they liked the house but the back yard was just two small.  As a point of reference the house we flipped before this one had a wall and a busy street behind it - however there was room for a pool between the house and the wall.

Don't over improve

This can sometimes be the hardest thing to do.  This house had about 300 sq ft of tile in the kitchen and hallway that we jack hammered out and replaced with 18 x 18 tile.  Did we really need to do this?  It probably added $1000 in cost and a month of time between removing the old tile, jack hammering up the old thinset, and putting the new tile in.  It seemed like a good idea at the time.  We also took down a small wall between the kitchen and dining room and rerouted the electric - it ended up looking realy good but it can't say it helped sell the house for any more than we did.  Look at improvements really close - its easy to go over board.  At the end of the day the more you do the longer it takes - the longer it takes the more it costs and the market can change even more and usually not in your favor these days.

In retrospect we learned alot in doing this house and alot of it was what not to do.  the house turned out great and we are very proud of what we did.  I'd rather have money in the bank and have done less and gotr rid of it sooner. 

Guess we paid for that lesson with sweat equity - happy rehabbing.

Living the Dream on Lido - Coffered Ceilings

It's been along summer and I've not had much time to blog since July.  Between work, finishing the last house and finally finding and rehabbing a condo near the beach (after a 2 year search) the year has gone quickly.  The good news is the remainder of the year should be relatively uneventful and we are looking forward to spending more time with our friends and family over the holidays.

As with most any project that Jan and I get into the Lido condo has been no different and had the usual surprises some of which were more costly than others.   We also tried some new things to make the property different and have had some pretty good feedback.

The condo was built in the 70's had concrete floors (and ceilings).  Needless to say there were no ceiling fans in the rooms and those that had added over the years were bolted to the ceiling and then the wire run through a metal conduit of sorts until it met the wall.  The wires were then either snaked through the wall to a switch or in the case of the Master bedroom the metal was continued down the wall close to a receptacle and then fan plugged in.  Pretty cheesy to say the least.

Not liking the wires and wanting to hide then we decided to try a cofferred (sp?) ceiling.  This would allow me to hide wires behind boards and give the room an updated look at the same time.  We decided on 1x5 MDF (medium density fiberboard) that looked like wood.  To hide the wire I routered out a groove on the side that would be against the ceiling.  I drilled a hole every 16 inches and then glued the board to the ceiling while propping the board up with 2x4's.  Then 3/4" cove on the inside of the MDF and crown around the outside where the wood on the ceiling met the wall.

The ceilings are 8 ft high so I was able to stand on the floor (with my new hammer drill) and drill holes straight up into the ceiling.  This was followed by Tapcons  and lots of spackle to fill in the holes by the countersunk tap cons.  Once the mdf was up the 5" crown was installed to round out the look which we've actullay beeen told makes the ceiling look taller than it is.  Gloss white paint and we are looking pretty good.  so good we decided to do all the rooms!

The best part is no wires running across the ceiling and no other unit in the building looks like ours and we took it up a notch.

Rehab 4470 - Working on the Front Yard

In the past we’ve been fortunate to not have spent too much time or money on the landscape. Probably the biggest time we’ve done is throw down a 10 x 10 brick paver porch to give the back yard some character along with a few nice plants. In fact at the last two houses we rehabbed did just that and the new owners proceeded to rip it out and either added a porch or a pool. Perhaps our outside creations inspired that! This house is perfect for a pool because of the large porch and quadruple sliders that totally recess to the porch.

Rehab 4470 however had yard problems and the landscape was just not cutting it. Since we had the house painted outside we decided to salvage some of the hedges and add some new stuff. Over the years the former owner had planted things here and there and the small trees in the front yard were held up with ropes tied to 3 foot metal rebar pounded into the ground. I found even more rebar in the garage. So we proceeded to cut down all the small trees and dig the stumps out (3 total). I got to buy a new hatchet to chop the roots out (yeah – new tool!). The picture to the right is me cutting down a tree in front of the Master bath window. If you look close you can see the rebar poking out of the ground.

We purchased the home at the end of winter which was actually quite cold this year in

Florida so the yard was pretty dead when we bought the house. I expected that when spring rolled around some water and sunshine would green it up. It did work for most of the yard with the exception of 2/3 of the front yard – wonderful. The spots that were not green were weeds. So I nuked the yard with Roundup and then proceeded to dig out the old stuff which then led to me ordering 2 pallets of sod (800 sq ft). Overall it looks pretty good and now we have to water it a lot until it takes otherwise green will become brown.

Jan originally purchased a bougainvillea tree to position outside the kitchen windows so you’d see it front inside but when we placed it out front we both realized it made the front of the house. So we proceeded to buy another ($50 each) and put them in black planters at the entrance along with river rock to give it a non cluttered look.
For the flower beds Jan convinced me to go with the red mulch (it has eucalyptus) which I have to admit looks better than I expected. I ordered 2 yards and we only did about half the beds – luckily we finished the front yard first. The border stones lining the beds were removed – they look like something a grandmother would do. For plants we stuck with hibiscus (yellow and red flowers) and border grass for replacement plants where we dug out the old stuff. Originally I wanted a couple of palms up near the front of the house and even toyed with moving the pygmy date palms near the street – 20 years of root growth changed my mind. It was like trying to dig through tendrils; besides the palms near the street look good. Inside I found 2 large White Bird of Paradise plants at Lowes and was able to get the price down from $200 to $75 for both.

Overall we think it turned out good – we laid the 2 pallets of sod, planted all the new plants, mulched, added ½ yard of stone and lowered the sprinkler heads on Friday and Saturday of the last weekend we worked on the house – it was hot and we were tired but it turned out great.

Rehab 4470 – Trimming the Windows and Plant Shelves

One of the easiest things that we do to dress up the inside of houses we work on is to wrap the windows which is essentially just adding trim around the windows and the sliding glass doors. It’s fast and adds a lot to the house and looks considerably better than the marble window sills that most houses in Florida have. We also always add trim to the plant shelves to add definition.

For windows you just need to break the caulk seal between the marble window and the wall (or window). Sometimes you can then pry the sill off. Most of the time I get the hammer out and break it into pieces. At one time I thought I’d be able to use the old sills or sell them – instead they took up valuable space in the garage. I install a new window sill out of finished pine. The new window sill is always 8” wider than the opening and 1” deeper than the old sill. I route an edge to give it a nicer look and cut out the portion of the sill that wraps around the sides of the window.

The sill is installed first using 2” brads followed by a piece of trim 1” shorter than the sill with the ends cut at 22.5 degrees. The fluted sides then go up next and are set back ¼ inch from the edge of the window. The top is a piece of molding that is as wide as the sides and cut at 22.5 degrees on the ends (occasionally we overlap it a ½ inch). Everything is nailed using 2” brads, then nails holes filled and caulked with white paintable caulk. At times there can be gaps between the new sill and the inside of the window because the window opening is not square. Small gaps can be caulked, larger gaps I use spackle and then sand it after it dries.

Most of the time the trim comes primed but the wood used for the sill never does and needs to be primed before the paint goes on. Otherwise the wood will soak up the paint differently than the other trim and not look good. For paint we use gloss white of high gloss ultra white and also paint the insides of the window opening. This gives it the look that we trimmed out the inside of the opening when all we did was paint it to match the trim.

The same concept can be used to trim out sliding glass doors. The only difference with sliders is we add an additional piece of wood across the top to give it a taller look. Other times we match the sliders to the nearby windows.

Obviously the bigger the window the more wood, trim, and paint needed. We estimate $50 -$75 a window and have found that it worth every penny. It really differentiates our house from all the others in the neighborhood and provides that wow effect that just adds to the overall look that we strive for. We want to the house to look better and different than the others.

BTW – the first time we trimmed out windows was our house years ago, one of the few times I did not learn something new on the job.