Wednesday, July 06, 2005

Renovate an Older Home For Less


Renovate an Older Home for Less Posted by Picasa

Renovating an older home doesn't have to cost an arm and a leg. There are many parts that the astute contractor or remodeler can fix, patch and re-use in renovating. This is often called "maximum value remodeling". By keeping your overhead low you can practically guarantee your profit. If you are renovating or remodeling the home as a spec project it is in your interest to keep costs low. If you have a homeowner who wants to update every fixture, it may be more difficult to keep costs low as they may not care for the "rustic" look.

A great, but somewhat unknown book Renovating & Restyling Older Homes explains for the spec remodeler how to inspect the exterior, interior, plumbing, electrical and heating systems of an older home so that you understand just what you're getting into before you buy an older home for renovating and repair.

Then there are the great chapters on repairing -- along with the author's own antedocal stories of his encounters in dealing with mysterious problems in renovating . There are chapters covering emergency repairs such as gas leaks, plumbing leaks, and electrical problems. Then the book goes on to explain how to repair roof and siding problems, then window and door repair -- yes repair, not replacement! When was the last time you repaired a window or door? This book shows you how to make an old one-of-a-kind junk door look brand new.

Then it covers complete porch repair, garage repair, plumbing and electrical repair, and finally a huge chapter on repairing concrete work, foundations and drainage problems. It also explains how to easily solve structural problems that other builders will roll their eyebrows and run away from. It shows how to repair floors, and walls and ceilings. It even covers how to remodel an old bathroom without replacing the fixtures. Special chapters show how to rework Victorian and Craftsman style homes.

The author of this little gem actually makes a living buying and renovating older homes so he has put to use all the tips he spells out here in his book. These are tried and proven techniques to help any contractor or spec renovator save money.

The book can be found at http://craftsman-book.com/products/index.php?main_page=cbc_product_book_info&cPath=19&products_id=136

Check out the table of contents or a sample chapter. I think you'll agree.

Thursday, June 23, 2005

Estimating Home Improvement Work


Estimating Home Improvement Posted by Hello

Estimating home improvement costs requires specialized skills. You just can't price home improvement work the same way you'd price new construction. The proportion of labor expense is greater. There's far more risk in estimating costs as there are more varibles and unknowns. For example:

Hanging doors in new construction is a 1-2-3 affair. You know ahead of time exactly what's required. You can buy pre-hung doors and cut your labor costs significantly. If your framer did a good job, installing the door should only take an hour or two.

However, if you are removing an old door and installing a new as in home improvement work, chances are the homeowner will want to to install the doors into the existing jambs. The frame may have shifted or gotten out of square over the years requiring extra time to re-plane the new door to fit, and what happens if you discover termites or wood damage in the frame. The job can easily take half a day. With so many unknowns you can easily see why it's hard to estimate the cost of home improvement jobs.

A great book that may help you estimate home improvement work is the National Home Improvement Estimator. It includes the prices of just about every item you could ever run into in a home improvement job and gives the price of the item as well as a labor cost for installing the item. You can find more information at http://craftsman-book.com/products/index.php?main_page=cbc_product_book_info&cPath=22&products_id=174

Tuesday, June 21, 2005

Painting Rooms


Painting Rooms Posted by Hello

Painting rooms can present some of the most boring work imaginable. As a professional house painter I've painted a lot of boring rooms. In this post I’ll try and share some tricks I learned to help you almost enjoy painting rooms.

1. Always, always, have the woman of the house decide on the color. No matter how it looks to us men, women notice the subtle variations of colors in other people’s home. Thay are often likely to be anxious to apply those colors to your own rooms. So empower them here — or pay the price and paint the room twice! If the color combination they chose appears really wacky, find one on those little card board sheets at the hardware store where you’ll be buying the paint. The little samples often show recommended color combinations. While these recommendations may not be entirely original original, they’re usually proven as esthetically-pleasing combinations. And are great tools for supporting an argument against an “unproven” color combination. Painting rooms is not fun but painting a room over is even less fun.

2. Prepare the surface and the floor of the room you're going to paint. If you are painting over semigloss paint (usually used on trim, kitchens, and bathrooms) wash the surface of the wall or trim with TSP. It eliminates grease as well as etching the surface of the old paint. It’s great for preparing kitchens — where grease has a tendency to stay in hard to reach corners.

If you feel like you’d like a little more stick power, a fine sandpaper can be used to help prepare the surface of the room. Sand paper is especially good on preparing doors for painting as they are large and flat. Once you’ve sanded or TSP’d your surfaces, you’ll need to take those hard-to-get areas where you just know that you’ll be making a mess. Be careful with the tape. It can make the job better — or a whole lot worse — especially if you are trying to create a smooth seam from one color to another. Sometimes a good sash brush is a whole lot better for making a sharp edge than taping and untaping a wall only to find that the paint bled under it.

3. Use a good drop cloth. Sometimes buying the cheapest, thinest plastic is not the best idea. You might actually be better off with newspapers. Cheap plastic is slippery and rips easily and if you’re not careful you’ll fall on your ass. Good cloth drop cloths can be used over and over and show that you care to buy the best because you're a professional. Cover the floor of the entire room, you don't want anyone to find dried paint somewhere on a nice rug after you've painted the room and left.

4. Buy the very best paint. Buying cheap paint usually means that you’ll be struggling to cover, and often painting the same room twice. The job is not much fun the first time, and usually gets worse as it ages. If you have bid the job in advance you don't want to be working for free. Best to paint the room with one coat by buying the best quality paint.

5. Tools: at least one good 4" brush (expect to spend around $10), as well as one really good sash brush (ditto). A weenie roller and tray for painting in small places and “in place” hanging doors. Buy a traditional roller with an extention pole for walls and ceilings. A ladder for ceiling sash work and hard to get corners of the room.

6. Making work pleasureable: Get a boom box portable style radio and either find music on the radio that you enjoy and can sing to, or play CD’s that you haven’t heard in a while. The importance of music is that it helps to relax and ease your mind during difficult and boring painting jobs like painting rooms. Avoid alcohol or coffee. One makes you sloppy and one makes you jittery. That’s not where you want to be while painting rooms. It's not professional and it's really not as fun as it may seem.

7. Get a helper to lay down the paint in front of you.You can finish up behind him and get what he misses. This pushes him to work faster and you to keep up with him while finishing up. It creates comradarie and you'll enjoy the work more when you have someone's mistakes to criticize and fix up. It also helps you paint rooms a lot faster than you would otherwise.

8. Prepare your work ahead of time, look over the room before you begin and see the completly painted room in your mind’s eye. Know that you can do it within the time frame you've bidded on. Anyone can paint. But not everyone can paint well and enjoy it!

If you want to check on painting prices for different types of paint and room sizes, check out the website http://www.get-a-quote.net for free prices. Select "painting" from the drop down menu and check the estimates for painting rooms.

Tuesday, June 14, 2005

Painting Doors -- Estimated Time


Posted by Hello

Painting Doors -- Estimated Time
Painting interior doors can be quick or slow, depending on the painter, the quality of paint, and the type of door to be painted. How can you accurately estimate the time? According to the manhours listed in the 2005 National Painting Cost Estimator painting an interior flush door should take 12 to 25 minutes per coat. This is probably a good rule of thumb. Remember though most doors seem to require two coats of paint to thoroughly cover. The tack coat on a door should also be counted as a "coat" as it requires the same amount of time.

The figure of 12 to 25 minutes is for painting all six sides of the door, doesn't include prep or masking time. This figure is for painting flush doors with a brush and roller. For spraying doors, the time goes down to around 5 minutes per door. That time doesn't include the time of cleaning out the sprayer or eliminating clogs that plug the spray head. French doors it should take from 15 to 28 minutes per coat to paint by roller or brush. Louvered doors should take from 22 to 30 minutes per coat. No estimate is perfect, and everyone works at a different level of speed. These figures are supposedly actual estimates from painters who paint doors for a living and should give you some kind of a estimated time baseline as to what you can expect painting doors to actually take.

Friday, June 10, 2005

Construction Costbooks -- Why Use Them?

Why use construction costbooks?

After all, the most accurate construction prices will be based on the manhours our own crews or subs used in the past. If we keep these construction costs we should be able to make accurate estimates of future costs -- provided that material prices haven't increased significantly and that crews productivity is the same.

But if you bid on a job that you've never done before then it becomes trickier. Instead of pulling figures from your head on what you think it might take, take a look at a few figures from a published construction costbook. Usually they breakout material costs, labor costs, and a total installed cost. See how they compare on jobs you have already done before before. If the prices are on the high side you can pretty much guess that the jobs you have no comparison for will be on the high side also.

You can find construction costbooks at most major bookstores such as Barnes & Noble. There are many types of constuction costbooks -- some for general construction, some for remodeling. Publishers include Saylor, Means, Craftsman and BNI. Usually, these books are published yearly. You can view the contents of the Saylor costbooks online at http://www.saylor.com The craftsman costbooks can be viewed at http://www.get-a-quote.net .

Tuesday, June 07, 2005

Site License -- What the heck is it?

There's been a lot of hoopala lately on site licenses. Many of us may not even know what the heck a site license is. It sounds like a driver's license for a web site.

Generally, a site license is a license to download software for multiple users at a discount. Most software manufacturers offer some form of a software license. Microsoft offers one, Adobe offers one and even Craftsman Book Company offers a site license.

The downside of a site license is that if your computer crashes you will have to look up your license to download the software again and it may be more troublesome and timestaking than just sticking in a CD-ROM with the program on it. But sometimes you can save plenty by purchasing a site license. It's worth looking into if you want to save money or if you have a group of people who want to use the same software program.

For more information check the website http://www.sitelicense.net It explains the site license in more detail.

Friday, June 03, 2005

Keeping Good Subcontractors

Most of the subs I've worked with are like brothers to me. I can count on them to be there when I need them and to get the job done for the price they've bid, and within the time frame they claimed it would take them to finish.

I can also count on their work to be top-notch. Nothing is worse than an electrician who skimps on material resulting in problems a month later. Or a foundation sub who hasn't figured out the access resulting in the concrete arriving late to the site and a cold joint forming in the foundation. Or a carpenter who fights the code inspector in the expansion requirements on roof sheathing.

Solving these types of construction problems always create headaches and take you away from creating or bidding on new jobs. Plus there's the added embarresment factor if a homeowner gets involved.

Keeping the best subcontractors means paying them on time, when the job is complete. And showing them how much you appreciate the work they've done. Take the time to point out where they used ingenuity to ocercome a problem and acknowledging their creativity. It'll go a long way towards the next job you have them bid on -- especially if they remember you as the one who noticed something special about their work.

Wednesday, June 01, 2005

Electrician's Exam

Posted by Hello
Electrician's Exam

If you've been installing electrical systems as an apprentice, helper, or unlicensed electrician, you may want to consider becoming a licensed electrician. More and more states are requiring licensing for electricians, and to become licensed you usually have to pass an electrician's exam. You can find the requirements for your state at http://www.contractors-license.org Just click on the state to find the licensing requirements and the electrician's exam requirements, where to apply for the exam, and what study materials you'll need.

There is also an excellent book with over 1000 typical questions from electrician's exams. It covers questions on electrical systems, electrical calculations, branch circuits and feeders, electric services, distribution equipment, overcurrent protection, measuring and testing, electric motors and controls, transformers and capacitors, electrical drawings and more. It also contains an interactive CD-ROM that gives electrician's the questions for the exam on the computer. They claim that the book is guaranteed to help you pass the electrician's exam or you get your money back. Not a bad deal for $39.50. You can find it at: http://craftsman-book.com/products/index.php?main_page=cbc_product_book_info&cPath=10&products_id=210

Studying for an electrician's exam is never fun, but with the help of a book and an interactive CD asking the questions, it can become less of a chore and help to prepare you to pass the actual exam.

Thursday, May 26, 2005

Markup and Profit


Markup and Profit Posted by Hello

A typical formula for a contractors markup to apply to all your construction jobs, according to the book Markup & Profit: A Contactor's Guide is: Markup = Total Volume Sold divided by job costs. This is supposedly a time-tested formula that's been proven again and again.

To establish an effective markup, you need to combine your job costs, your overhead and your profit into one final figure called "Sales Price" or "Volume Sold".

Use that figure to come up with a markup that's right for your business. Then use the markup number you arrive at. The trick is to use the number that you arrive at on all jobs -- if you want to make a profit and stay in business.

To find out more, check out the book. It tells how to understand markup, write contracts, how to establish markup, sliding scale markup, problems to watch out for in markup and much more.

You can find it here. http://craftsman-book.com/products/index.php?main_page=cbc_product_book_info&cPath=4&products_id=117

Tuesday, May 24, 2005

Free Construction Legal Forms


FREE Construction Legal Forms Posted by Hello

Free Construction legal forms and contracts for contractors exist out there on the Web. You just have to know where to find them.

If you're looking for free construction forms that include the following:
Contract to Build a House
Lein Waiver
Notice of Commencement to Start Work
Addendum to Contract
Notice of Intent to Stop Work
then check out the little-known part of the craftsman website: http://craftsman-book.com/downloads/download.php?download_id=5

These construction legal forms and contracts were written by a lawyer and author: Quenda Behler Story, who has written many legal articles for Journal of Light Construction Online: http://www.jlconline.com/cgi-bin/jlconline.storefront . She also wrote a book filled with legal advice for contractors titled Contractor's Plain-English Legal Guide http://craftsman-book.com/products/index.php?main_page=cbc_product_book_info&cPath=15&products_id=72 The book also contains a CD-ROM filled with legal forms and contracts that you can load on your conputer and use at will to protect yourself and your business.

Monday, May 23, 2005

Construction Estimating


Construction Estimating Posted by Hello

Good construction estimating is being thorough. Always check over your plans for things ommited by carelessness, or mistakes the designer may have included. Begin estimating in your mind-- step-by-step, as though your crews were about to do the work. It's good practice to write everything down as you follow through the sequence from the ground up. Imagine each construction task and the time it would take your crew to complete it. Make notes of any complications or areas likely to bog you down.

If you are remodeling or doing insurance repair work, construction is likely to start with removing or demolition. Are you going to be able to salvage any materials? Are you providing hauling or a dumpster?

If you are replacing you'll need to figure the amounts of material from the estimate. Calculate the lineal and square foot measurements. Many online pricing services can give you replacement material prices at no charge. Check out http://www.get-a-quote.net . Here you'll find prices for just about all materials you'll need on most construction or remodeling jobs. Of course, you can always call your local building material dealer and get a quote over the phone. But if you are like most of us, your construction estimating may be getting done after your building material dealer has gone home for the day.

Another site I've found with construction estimating software at a great price is http://www.craftsmansitelicense.com . It does cost about $55. But offers the best buy on construction software I've seen. The program is a little clunky, but the construction database is top notch and abundant. Just about any job your likely to tackle has been estimated there. I've even heard that they have plans for creating a back up disk with everything the download offers for only $10 -- to people who have already downloaded the program.

Friday, May 20, 2005

Estimating Construction Starts With the Plans


Estimating Construction Starts With the Plans Posted by Hello

Estimating construction from the plans should be done in a systematic method. Like a logical sequence. This method helps you eliminate missing some detail that will later end up costing you money.

Most people start estimating from the basement or foundation. Are the dimensions on the plan measured from the inside of one wall to the inside of the opposite wall? How thick will the concrete footings be? Check the dimensions now to make sure that there's no error in the plans before you start calculating. Check the figures on the plan sheets. Many times you'll find errors that the architect or plan designer made. This is the time to find any errors -- not when your concrete truck arrives with a hot batch. Look carefully at the foundation plan. Examine the placement of supporting columns and piers. Are they to Code? Will more columns be required? Will more rebar or wider footings be required? Everyone makes mistakes and if you're able to find a mistake at this stage it can save you a lot of money.

Once you are satisfied with the basement or foundation plans, move on to the first floor. Are all the windows and doors shown on the plan listed in the schedule? Usually a reference number will relate them to the separate schedule. Are the switches and outlets placed to code and in places that seem to make sense? Is the plumbing in the right place?

After you've looked over the floor plans move to the elevations. These are designed to give you the big picture of the project. You may find section details that will give you detailed information of how the designer wants something built. You'll have to figure your time and materials for all of these.

Finding mistakes in the plans before you begin can save you thousands of dollars, and eliminates time-wasting squabbles between subs, city officials, and owners.

For a really good book on this subject take a look at Estimating & Bidding for Builders and Remodelers.http://craftsman-book.com/products/index.php?main_page=cbc_product_book_info&cPath=11&products_id=194

Monday, May 09, 2005

Estimating Demolition


Estimating Demolition Cost is Difficult Posted by Hello

If you've ever had to estimate demolition you soon relize how many varibles can shape your construction estimate. Even a careful walk before estimating thru cannot locate all the hidden time-consuming chores that make estimating demolition a harder chore than it already is.

Some questions to consider in taking on a demolition job:
Will there be problems in sequring a permit for the job?
Is there a noise ordinance that will limit your work hours?
Can the trash box be located near the job?
Can a trencher or backhoe get access to the site?
Will you need to move around gas or water lines?
Will you have to remove trees or plants?
Will you have to remove or re-install a fence or gate?
Does a septic tank or drainfield extend into the demolition area?
Will you be required to recycle materials.

A great reference on estimating demolition is the National Home Improvement Estimator. It has demolition estimates for many areas of construction. The 500-page book also includes FREE software to help your estimating. You can find more information at:
http://craftsman-book.com/products/index.php?main_page=cbc_product_book_info&cPath=22&products_id=174

Estimating Demolition

If you’ve been in construction awhile you know how difficult it is to estimate demolition. There are so many unseen variables and so many things that can, and often do, go wrong. I recently found a website that list demolition prices for home repair. I found the figures a little on the high side, but pretty much within the ballpark. What’s amazing is that they’re absolutely FREE. Try them out and see if you agree.

The address is: http://get-a-quote.net/QuoteEngine/costbook.asp?WCI=CostIntroFrameSet

Friday, May 06, 2005

Site License for Construction Estimating


Site License for Construction EstimatingPosted by Hello

An unbelievable bargain for anyone seeking a site license for construction estimating software can be found online at the Craftsman Website. They allow you to download over 100,000 construction estimates for only $54.99. Quite a bargain! Once they're in your computer you can use the Craftsman software to change the descriptions add quantities, and output to Excel or to QuickBooks Pro.

But these figures from the Site License are not perfect. There are other considerations in construction estimating -- such as:

Jobsite temperature: Add 10% to 15% to your estimate when working temperatures are below 40 degrees or above 95 degrees.

Working on high places: add 15% to 25% to your estimate when working on a ladder, or scaffolding.

Deduct 10% from your estimate when work is in a large area with good light.

Add 1% of your estimate for each 10 feet of lumber when it has to be lifted above ground level.

Add 5% to 50% to your estimate for tradesman with below average skills.

Deduct 10% to 20% when the same task is repeated over and over and your crew is developing speed thru learning on-the-job shortcuts.

To find out more about the Craftsman Site License go to:
http://craftsman-book.com/products/info/sl5.htm

Or you can head to their home page at: http://www.craftsman-book.com

Craftsman Site License

Craftsman Book Company has made it possible to download all eight of their 2005 construction cost estimating programs as you need them at one crazy low price of $54.99.

If you estimate the price of your jobs you'll be pleased to know that these downloads include the easy-to-use estimating software National Estimator, as well as the complete databases of all their costbooks including: National Construction Estimator, National Home Improvement Estimator, National Repair & Remodeling Estimator, National Renovation and Insurance Repair Estimator, National Electrical Estimator, National Painting Cost Estimator, National Plumbing and HVAC Estimator, and CD Estimator Heavy.

I can't figure out why they want to cannabilize sales of their best-selling CD Estimator product with a download product that costs less and offers more? It doesn't make sense to me, but it must make sense to the people at Craftsman. To find out more about the Site License go to:
http://www.craftsmansitelicense.com/
or
http://craftsman-book.com/products/info/sl5.htm