Dockside Chat - Old house advice

Well to start out with me and my wife are wanting to move out of the city and I said something about building a house, well the other day she came up to me with some pictures of a house built in the 1940's, it does have right much work to be done to it like plumbing, electrical, septic tank, exterior repairs, and the list keeps going on and on in my mind it is around 4000 sq ft and I feel like it would cost a arm and a leg to heat and cool but the cost of the home is around $25,000. Or $30,000 with 2 or 3 ac would it even be worth the trouble to get right out would building a house (which I know will cost alot more) but be the way we want it, I have pictures and will post them up here shortly

Wow!

1940s, 4000 sq. ft.....first thing that popped into my head was: quarter million in remodeling.

not the best picture being i took them with a iphone

Looks like an old rich farmer's house.

Lotta work.

I was thinking by the time I got done with it I would have just the same amount of money invested into that as I would a new home I think I would rather have a new house but the wife loves that old farm plantation look I am just stuck in the middle

if it has good foundation it may be worth it to do the work, but I only suggest it if you are doing the work, as hiring contractors and crews would not be worth it. You have the choice building new will go faster no suprises, and in end you can always build the same thing, just with modern products that will last longer look better.

Wow, after redoing alot on our 1950's house, this looks like a heap of work! Lots to redo

can you do the work- ??
i love it -

next time at least get out of the car to take the pics--

Yeah I can do most of the work, and for getting out the truck it was raining and cold but my truck was warm and cozy lol, but the home does have alum. siding and flashing, but I know that electrical and plumbing needs updating along with insaltion, it does have baseboard heating so I would still replace it with a new HVAC I am just seeing dollar signs, I am going to go and see the inside this weekend and crawl under the house and check for rot along with going into the attic

Its easier to build new.

I just finished remodelling (gut to the studs, everything new - interior walls, headers on ext. windows, roof decking, plumbing elec. furnace, central air... - insured as new). Carried 30,000 pounds out. This is only 1300 sq ft. Total cost, 40 to 50K, I did everything but the drywall hanging and taping.

Older houses have charm, but also outdated electrical, vermin, bad plumbing (well? Septic?), rot (especially look at the plates), mold (which I for the most part think is a farce), hvac, insulation... lots involved, but they sure can look nice fixed up!

Good luck, and since your wife likes it, congrats on your new old house!

Yeah the septic tank is calapsed in I did notice that when i pulled up

Build a new house with a plantation look!!!

I asked my wife if we bought the land and let the vol. fire department burn it for training and just build a house that looks similar back on the propertie but that didnt go over so well

Build a new house with a plantation look!!!


X2!:thumbsup:

I had previously remodeled a home built in 1900 and all I can say is "never again". Every thing you touch will turn in to a major repair if you want it done properly, essentially you will be building a new house one item at a time. If it is a first home and you need to build sweat equity that is one thing but as I get older I do not want to work on my home every night after working all day. The house we remodeled was $85K when we purchased it and sold it for 8 years later for $600K, so the sweat equity can pay off, but once is enough.

We did this one about 25 years ago. It can be rewarding and save some $$$ but I'm kinda like nausetlight, once was enough.

http://i262.photobucket.com/albums/ii118/bomichelle/houseMedium.jpg

http://i262.photobucket.com/albums/ii118/bomichelle/fencyMedium.jpg

Have the wife sand, fill, and paint one of the porch pillars she loves so much.

The house looks like it has a ton of potential, also a ton of potential problems. Hire a good home inspector before even considering it. Even it were free it can cost you a fortune to rebuild, go in with eyes wide open and expect to replace everything so there are no surprises. A pile of cash will certainly help

Nothing but lead paint, asbestos and rot.

That house has a negative value for what it would cost to remove.

If this is your only choice flatten it and build new in it's place. You can't make chicken soup out of chicken feathers.

This is o so true just got to talk the wife into i just see alot of getting off work running there and working til midnight or later don't get me wrong I bet it was a great looking house in its day

Nothing but lead paint, asbestos and rot.

That house has a negative value for what it would cost to remove.

If this is your only choice flatten it and build new in it's place. You can't make chicken soup out of chicken feathers.

Mixed emotions on this.

Friggin' gubment and lead paint legislation is a killer now. HOWEVER, I've restored homes like this and older for several decades. The point gort misses is the house has character. The KEY is..was it well built and does it have any serious structural deficiencies? 1940's isn't very old, and was the start of crappy building materials.

How much will it cost? Get 3 estimates.....



and ADD them together.

Nice pictures of your dashboard.

Run away! You think boats are a money pit? That house will bleed you dry in no time.

Build a new house with a plantation look!!!

That was my exact thought.

beh11685, how big is the property? How much would it cost to take it down and try to build new on the property with the exact same exterior look? Do you need 4,000 ft2? If not you could cut down on the size to reduce building, maintenance and heating/cooling costs.

In my mind 4000 sq ft is tomuch I feeling that 1800 sq ft would be good size for my family (me my wife and our twin boys) I am suppose to meet with a friend that own a demolition business and he owe's me right many favors, I just havnt said anything to my wife about it yet

If you can pull that off you would be picking up a VERY cheap lot w/utilities already in place.

In my mind 4000 sq ft is tomuch I feeling that 1800 sq ft would be good size for my family (me my wife and our twin boys) I am suppose to meet with a friend that own a demolition business and he owe's me right many favors, I just havnt said anything to my wife about it yet

nah... not to much sq ft.... it's just purfict... live in 1/2 of it while you remodel the other half....

I know a fellow just outside of Chicago that bought one built in the late 1800's... and he's doing just that... one room at a time...

Wow... :o

I've built my own home... did 95% of the work, most important thing is.... is your marriage strong, and I'm not kidding.

It might be better to take out the good materials (that shows) you and the wife like... tear down the home, rebuild/restore the foundation and go from there. Build it back just like it is... take lots of pictures and video's etc. You save the "bones" of the house and the put some of the "old" stuff back in the new home. You have a template and know how the structure is put together.

I know someone who did that with an old pole barn that had fat lighter wood thru out the structure. Gotta tell ya, it came out amazing.

Good luck with your project... I would love to do one more.

I don't see being able to live there while remodeling being we have twin boys that are just about to be 2 and I don't feel safe with them running around with potentialy poisoness matials being romove from the propertie

Live in remodelling seems like a good idea, but truely is a nightmare - I know! Buy a fifth wheel...

nah... not to much sq ft.... it's just purfict... live in 1/2 of it while you remodel the other half....

I know a fellow just outside of Chicago that bought one built in the late 1800's... and he's doing just that... one room at a time...


What a never ending pain in the ass....I've been there.....4300 sq feet built in the late 30's, gut to the studs, new electric,3 new A/c units, new plumbing, all new rock, new flooring, new plumbing fixtures, new cabinets, new light fixtures....etc etc etc....if you're gonna do it, do it in one fell swoop....don't drag it out. It took us 9 months and a lot of blood, sweat and tears, but we're in it....oh, and ditto on the strong marriage thing......you'll be impressed at what a strain this puts on it....

Mixed emotions on this.

Friggin' gubment and lead paint legislation is a killer now. HOWEVER, I've restored homes like this and older for several decades. The point gort misses is the house has character. The KEY is..was it well built and does it have any serious structural deficiencies? 1940's isn't very old, and was the start of crappy building materials.

How much will it cost? Get 3 estimates.....



and ADD them together.

Been there done that. I bought a wonderful little 1946 cape cod that showed little signs of just how bad things were. Exposed one 32' load bearing side of the house to reveal it had 13 intact studs, the rest were termite eaten or scabbed together. Much of the hidden parts were made from the army barracks from Aberdeen proving grounds torn down after the war ended.... Who knew? Day 1 in the house and a hair dryer left 1/2 the house dark. The main center wall was so bad the building inspector refused to enter and the main beams in the basement had powder post beetles so bad they were more powder then intact wood.

Today it's a beautiful house, I was young with lots of energy and loads of cash, but hind site is very clear. I should have flattened it and rebuilt I would have saved a ton of money. I burned over 1000 gallons in propane in 30 days just trying to keep the temp above 60 degrees while renovating.

We called it the 6 million dollar house after the "6 million dollar man" .... We can make it bigger... better... stronger.....

Ok just pull up the tax records and it comes with 2 houses and 7 ac I am starting to think it is worth it just for the land

It's called an over improvement. When you finish with all your time and money....it's still an old house.

If you put the same number of hours into a new house as you would with this old house, you could build 2 for 1. But that's doing it right from start to finish.

Yeah I can do most of the work,


DO IT.


I bought a foreclosure three months ago and did most of the work myself, including two new bathrooms, complete new kitchen, adding 600SF of living space...for less than $10K in materials. 1850SF finished off.

Budget $40K for your project and you're miles ahead. Most everybody doesn't have the time or the knowledge to DIY a large home improvement project.

Do it. :thumbsup:

I hate to be the bearer of bad news but 40k on a 4000 sq ft remodel is not realistic.....after electrical and plumbing are upgraded, if there are no structural issues, half your budget is gone...be realistic....I did about 60% of the work in my house myself and still spent twice that amount....it adds up quick

Wow... :o

I've built my own home... did 95% of the work, most important thing is.... is your marriage strong, and I'm not kidding.

I.

How true. Not long after I started my own restoration company, I restored a townhouse for a couple. All they did was fight!. Project turned out fine, but not only did they get divorced after it was completed, THEY CHANGED THEIR SEXUAL ORIENTATION!

Absolutely the job from Hell.

Hmm I would hope me and the wife have a good relationship together I feel like if we do end up getting this home there will be some stressful moments, I am just see a cost of around $80,000.00 to get it back to looking good and in safe shape, and that's not adding in the surprises I have said that I don't want to half a** it I want it done right my wife said a budget of $20,000 to $40,000 should do but in my eye it's every bit of $80,000.00 +++++ and then some more $$$$$$$$$$$

You need to show the wife some of those shows where they go into old houses looking for ghosts and then throw in a good horror flick. Old houses give me the creeps. Good luck in whatever you choose.

You need to show the wife some of those shows where they go into old houses looking for ghosts and then throw in a good horror flick. Old houses give me the creeps. Good luck in whatever you choose.

Yeah I did that lol that house gave me the creeps when we got done looking at the house we came home and watch amitiville horror

The 40K I spent was just materials. On 1000 sq ft. And I did almost everything.

You need a bigger budget. Over 80K, probably over 100K if well and septic. Probably WELL over by the time you get appliances, floor coverings, flooring, and all those other essentials (not mentioning the wife's "essentials").

If you have kids, or a job that requires you to work alot of overtime, or you like to play (boat, fish, etc) on your weekends, then you definately don't want to take on that project.

You mentioned septic. Will the local goverment allow it to remain septic? Where I live, you have to be pretty remote before they approve the use of a septic system. They may require you to tie into the public system. Got to figure all of the other utilities to the house may needed replaced. 10s of thousands of dollars.

You will be gutting everyroom as the insulation standards in the 40s was weak if any. New roof, new windows, doors, new siding, replace all wiring, replace all plumbing. New flooring (although there could be something there worth restoring), new light fixtures, bathroom fixtures, new kitchen. Basically all that would remain of what you originally purchased would be the foundation and framing. You would've replaced everything else. I would expect more than a 100k once it all said and done. How much more, I don't know. However, once it's done, the home and property could still be worth more than what you sunk into it. Depends on how much you did yourself. Which is why you better have alot of time.

How much property comes with the house?

If you have kids, or a job that requires you to work alot of overtime, or you like to play (boat, fish, etc) on your weekends, then you definately don't want to take on that project.

You mentioned septic. Will the local goverment allow it to remain septic? Where I live, you have to be pretty remote before they approve the use of a septic system. They may require you to tie into the public system. Got to figure all of the other utilities to the house may needed replaced. 10s of thousands of dollars.

You will be gutting everyroom as the insulation standards in the 40s was weak if any. New roof, new windows, doors, new siding, replace all wiring, replace all plumbing. New flooring (although there could be something there worth restoring), new light fixtures, bathroom fixtures, new kitchen. Basically all that would remain of what you originally purchased would be the foundation and framing. You would've replaced everything else. I would expect more than a 100k once it all said and done. How much more, I don't know. However, once it's done, the home and property could still be worth more than what you sunk into it. Depends on how much you did yourself. Which is why you better have alot of time.

How much property comes with the house?

X2!

And this is NOT to talk you out of it; my wife and I have done this many times on houses up to 1900 sq ft. And we actually enjoy the work. If you decide to go forward, be realistic and methodical. It'll take a few weeks of digging in before you'll know the full costs/work to be done. But 1st start with a full blown inspection. Hire someone if you aren't qualified. DO NOT USE ANYONE ASSOCIATED WITH THE SALE TO NAME THE INSPECTOR!!

When we shop, I climb/crawl all over a house looking in every crack or crevice to see what full damages are. Look at window frames, doors, etc for anything out of square. Stuck windows, dragging doors and such are indications of foundation problems. If there are foundations issues, don't bother. You'll lose big time on it unless you can id the problem and repair it yourself. Even then, IMHO it just ain't worth it. Look very hard for termites; in a house that old they're there or have been there at some point so find them. I've seen entire walls turned to dust.

And the environmental stuff alone can negate the value of the house. They sometimes double and even triple the costs of renovations and are a big reason why many older homes are sitting untouched today. Good luck and keep us posted.

Run Forest Run............

If you think you can make that place into something your
wife would live in for only 80K you are dreaming. You
can't gut and remodel a kitchen alone for < 30 - 40K. I'm
no expert, but just looking at the pictures I can point out
many areas of major concern from a structural perspective
that should stop this before it even begins. Just because
something is old doesn't mean it's worth saving. And 1940's
is not that old. Mine was built in the 1860's, and even that
isn't considered "old" in my area.

I am look at the land alone and jus demo the house my wife is want to remode the house and I am trying to talk her out of it the demo alone is going to cost me but it is 6 ac of land I am still not sure with even demoing the house being I feel like either way I look into it it's going to cost I do love to fish and want to be around my kids as much as I can and being my job has me to work long hours I still have my weekends but I use my weekends to be with the kids so with that said I am going to try to back out of the project or at least get a inspector to look at it and say its not worth the time or that it is unfit to remode

Run Forest Run............

X2
Just the removal and disposal of lead and asbestos will cost way more than you'll anticipate.

Hmm I would hope me and the wife have a good relationship together I feel like if we do end up getting this home there will be some stressful moments, I am just see a cost of around $80,000.00 to get it back to looking good and in safe shape, and that's not adding in the surprises I have said that I don't want to half a** it I want it done right my wife said a budget of $20,000 to $40,000 should do but in my eye it's every bit of $80,000.00 +++++ and then some more $$$$$$$$$$$

ok..ya got 2 of the three estimates. Now get one more and add them.

Assuming you're not going to quit your job and life style, you'll end up subbing out much of the work. I'm going to guess that you'll spend $250K. Do you have $250K to spend while living in the house you're in now (for 1 to 2yrs)? Does the area warrant spending $250K on an "old" house? Do you love the property enough to spend $250?

As far as knocking down/burning the old house, do your homework. Get bids on the clean up and get 3 bids on a new house. I would think a brand new 2500 sq ft house would also cost you about $250K, but it's much easier to get loans for a new house than a remodel.

BTW, if you and your wife would enjoy this kind of project, then there's merit to it. If not, there's a lot of inventory of nice homes for less money.

Build a new house with a plantation look!!!

Absolutely. Bulldoze that money pit.

If you put the same number of hours into a new house as you would with this old house, you could build 2 for 1. But that's doing it right from start to finish.

Very true....and when you are done, it's a NEW house that's worth much more than an OLD house.

Save some historical looking parts.....tear down the remainder ..... build a new Victorian and implement the parts you saved.

With the time and money you save...build a big a$$ GARAGE! :thumbsup:

Awesome house. I would'nt tear it down. You just can't get materials to build them like that anymore. probably has tung and groove, beadboard and heart pine everywhere. However doing a four thousand square foot renovation on a budget yourself while working and living in the house sounds stressfull. I have a 1800 sqft house over 100 years old that I have been working on twelve years and its still not done but I don't live there. I would hire out electrical and pluming and find a local carpenter and painter that do side work but even then I think 100 thousand would be minimum budget. Salvage yard is good place to save money and keep the correct time frame going on throughout the house.

It'd be a shame to tear down that house and the history with it. From what you said, there is some value in the land, and it seems to be a good deal. Having said that, if your not retired, and you plan on doing alot of the work yourself, it will take you well over a year to do things right. I'm a contractor and we just finished an old farmhouse remodel that was 2300 sqft. It was not in as bad shape as this one, and it took us and sub crews a little over 6 months. It's impossible for anyone to give an estimate from the info listed in this post. As a contrator, I wouldn't even give you one. This would be a time and material job if I were to do it as was the one we just finished. I would say that if you truly were capable and willing to do all the work yourself, you could have a nice place for alot less than the cost of a new home. Obviously I don't know you or what your capable of, but its gonna take a whole lot of sweat and elbow grease to get this job done. From my experience, over 20 yrs in building and remodeling homes, jobs like this always, almost 100% of the time, take much longer and cost much more than what people budget and plan for. Good luck and let us know how you proceed.

I am look at the land alone and jus demo the house my wife is want to remode the house and I am trying to talk her out of it the demo alone is going to cost me but it is 6 ac of land I am still not sure with even demoing the house being I feel like either way I look into it it's going to cost I do love to fish and want to be around my kids as much as I can and being my job has me to work long hours I still have my weekends but I use my weekends to be with the kids so with that said I am going to try to back out of the project or at least get a inspector to look at it and say its not worth the time or that it is unfit to remode

You really need only 2 quotes to display the beginnings of expenses. Get a re-roof quote and a tear down quote. Either will have both of you looking like this: :o:o:o

Very true....and when you are done, it's a NEW house that's worth much more than an OLD house.

Save some historical looking parts.....tear down the remainder ..... build a new Victorian and implement the parts you saved.

With the time and money you save...build a big a$$ GARAGE! :thumbsup:

At first that is what I asked of a new home the wife has the house and I want one hell of a garage one to put my boat in and all the other toys , but as far as what we are going to do about it I think we might just pass off on it I went out there on lunch and walked to land the propertie has a creek be hind it and it seems to be on a flood plan

If you choose to do it, best of luck. Get a home inspection, call a carpenter, plumber and electrician. Then call a general contractor, a well guy, a county code enforcer and a real estate agent. If they all tell you things you want to hear, fire away. Too much project in my mind and we haven't even seen the inside (which I assume is on par with the rest).

Reminds me of the Money Pit. Great scene.

Money Pit x 10
I live in an old home, and I would not touch that one with a ten foot pole.

http://www.youtube.com/watch?v=Yil2jWQ5Oqg&feature=related

Awesome house. I would'nt tear it down. You just can't get materials to build them like that anymore. probably has tung and groove, beadboard and heart pine everywhere. However doing a four thousand square foot renovation on a budget yourself while working and living in the house sounds stressfull. I have a 1800 sqft house over 100 years old that I have been working on twelve years and its still not done but I don't live there. I would hire out electrical and pluming and find a local carpenter and painter that do side work but even then I think 100 thousand would be minimum budget. Salvage yard is good place to save money and keep the correct time frame going on throughout the house.

There was no heart pine in the 1940's. However, I'm not sure all that house is 1940. Some of the brickwork looks old, as do the basic proportions of the house.

Corinthian Columns/capitals were not real common in southern historic stuff. All the siding/windows/fascia and soffit have been bastardized.

I suspect this is an older house which underwent a major remodel in the '40's. There's no telling what is under all that fake siding.

Be VERY careful!

Unless you are 25, single, and loaded you will not be able to do it all your self.

100K to move in.

250K to make it her dream house.

Unless you are 25, single, and loaded you will not be able to do it all your self.

100K to move in.

250K to make it her dream house.

That's a bit unrealistic......250 to make it her dream house? c'mon man!! A well spent 100-120K can get that house in unbelievable condition.(albeit a damn sight further from the 20-40k the OP originally budgeted) I just redid a 4300 sq ft house that was built in 1938. We gutted, did everything this guy is gonna have to do and came in right at 100k. Custom cabinets, long leaf pine floors, granite and marble throughout. Had to update all electrical and plumbing. Three new 4 ton A/C units, all new rock, new moldings, new windows, etc. etc. etc. After my purchase cost and my remodel cost, I still only spent 81 bucks per square foot.

Nice house... There's a lot of work to do there. Just expect a can of worms every time you start a project. I spent 10 years on mine and it's 1/3rd the size... Did everything I was capable of myself (anything wood) Left the lifting, roof, brick, electric and HVAC to contractors. Still took me 10 years! But I am only there in the summers..

It is funny hearing 1940's considered old...in the Northeast old is like late 1700's -1800's. I had owned a 1812 farm house (3200 sq ft) which was restored when we bought it. They estimated they put ~$180k into it. It was in very livable condition when they purchased. They lost their shirt when they sold it to us.

You will never get your money back on a project like this. This may be OK if you like old houses ( I am a huge fan). There is nothing like a one of a kind house. That being said, these are money pits. There is no way $80k is a realistic number on that place. I would say plan on double of that, if you do all the work yourself. If you have a day job and try to pull this off, it will kill you. Not saying your afraid of work, but your family life will suffer big time.

From what I read in your posts, this may be the right house for you, but the wrong time. I have young kids and we moved out of our old house. The $600-$800/month heating bills, having to custom order everything (think $500 storm door, 52 storm windows @ $180 each, etc.). I am in new house, which I really don't like, but it works for now.

That is a money pit. Raze it and start anew.

Some good and some not so good advice here.

Four musts:

YOu should not try to live in, buy an old trailer or something and live in while working on that site. will save you lots of commuting time etc. Plus I assume you could use the equity in your current place to move forward.

Will def be over 100k. I did my last one - a 3300 sq ft and budgeted 100k, 150k was final bill in 1996. Half of that was contractor though. He worked with me, I did what i could, subbed out the rest. especially drywall, HVAC, elec and plumbing. I did all demo work and clean up of what we reinstalled - mainly trim.

Expect it to be at least 30% over any estimate

the guys that said you need a strong marriage are spot on. This type of project will stress even the best ones.

Good luck, I am thrilled with what we ended up with, but I know it's not for all. I probably had people 10 to 1 telling me to tear down.

Oh, one final thing. Don't give away that copper pipe in the heating. Hell, it was over 1000 bucks worth in 1996 and look at scrap copper prices today!

Hmm I would hope me and the wife have a good relationship together I feel like if we do end up getting this home there will be some stressful moments, I am just see a cost of around $80,000.00 to get it back to looking good and in safe shape, and that's not adding in the surprises I have said that I don't want to half a** it I want it done right my wife said a budget of $20,000 to $40,000 should do but in my eye it's every bit of $80,000.00 +++++ and then some more $$$$$$$$$$$

$20 - $40K???? Are you insane. My average kitchen remodel from the last two years is $57K - just ran the numbers.

To fully reno that house is an easy 175-200K job

As a professional, I would give you two options with that house

1) match

2) bulldozer

I just spent the better part of two hours going over some remodeling figures for you. I based all my info on the following:

* region
*$ per sq/ft - $92.00
* Sweat Equity...75%
* 25% commercial work
* Structural engineer
* Septic redo.
* complete 100% ceiling to floor gut
* landscaping
* exterior buildings
* permits
* other miss fees
* average cost overruns of 8%-12% on this type of work
* Loss of time due to wx


If you stick with you original sweat equity plan, your total bill should be right around $135,000

That total does not include any major structural problems, or lead paint removal problems, or asbestos removal concerns, or mold remediation work, or any hazards materials that may be found on this property due to it being a previous farm. they liked to bury everything in those days.

If you run into any of those problems, the total could easily reach $200,000.

I just spent the better part of two hours going over some remodeling figures for you. I based all my info on the following:

* region
*$ per sq/ft - $92.00
* Sweat Equity...75%
* 25% commercial work
* Structural engineer
* Septic redo.
* complete 100% ceiling to floor gut
* landscaping
* exterior buildings
* permits
* other miss fees
* average cost overruns of 8%-12% on this type of work
* Loss of time due to wx


If you stick with you original sweat equity plan, your total bill should be right around $135,000

That total does not include any major structural problems, or lead paint removal problems, or asbestos removal concerns, or mold remediation work, or any hazards materials that may be found on this property due to it being a previous farm. they liked to bury everything in those days.

If you run into any of those problems, the total could easily reach $200,000.


Thank you, I end up printing this out and you are spot on I made a list of what needed to be done after the walk threw the other day with my wife and the figur in my eyes has came up $220,000 there is alot of rot in the rafters and floor joist and 2 or the chimeys have some pretty bad cracks at the base

I just finished adding on and doing a complete remodel. I just got married and of course the project had to run 3 months over. Just the 2 months of finish work WE lived through drove my wife crazy and in turn drove me crazy. She didn't live through the really bad part. All I heard was when will it be finished? I can't help clean anything because they are just going to mess it up again. Women will act like you aren't going through the same thing while living in the same construction zone. It stains marages, PERIOD!

As for the budget and the work, $40K to $60K is way off. My house was built in 1972 and had no structural issues. I added to both stories going out the back. The only 2 rooms in the whole house staid the same. All new pumbing, electrical, drywall, flooring, everything. I probably would spent the extra money in hind sight for the ease and speed of the build to tear down and start fresh. Plan on spending $130 + per foot unless you want to build something that is livable but just OK. That's if you hire a contractor to build it so you can have some sort of a family life and a carrier.

Thank you, I end up printing this out and you are spot on I made a list of what needed to be done after the walk threw the other day with my wife and the figur in my eyes has came up $220,000 there is alot of rot in the rafters and floor joist and 2 or the chimeys have some pretty bad cracks at the base


Pm me with photo's of all repairers items needed, (must label location of beams if load bearing) I can then really close in on a good estimate. just remember, ALLLLLLLLLLLLLLLLLLLLLLLLL large remodel jobs have cost over runs, I will build this into the final estimate.

It feels nice to be able to really help out on this forum, 15 yrs as an appraiser now coming in handy!!:grin:

Will do I got to go back at the end of the week I will take detailed pic when or if I go back I will let you know

I did a very similar job 3 years ago. I bought a house (1500 sq ft) that was an old farm house from the 1870's. It was in a neighborhood with brand new houses so I thought it would be worth renovating. I was 24 at the time, single, great job and a boat load of cash.
I spent 6 months and around $120 K to make the house brand new, plus I spent about 20k in landscaping. The only thing that was original was the outer shell of the house. I did EVERYTHING new. walls, floor joists, floors, kitchen, 2 baths, electric, tied in to city water/sewer etc. I did the majority of the work myself. I had a couple friends and brothers that helped out and I hired out some of the work like insulation, sheetrock and floors, but that was about it, the rest was me. When all said and done I dont think I would do it again (for my first house anyway) It was a huge project and I learned a lot and did have some fun doing it. I was working 12 hours a day at my real work, going to the house for 4-5 hours after work, and sleeping when I could. It was a lot of my time and money. I liked the house, but I could have bought the neighbors house and walked into a brand new house with a warrenty from the builder for about 40-50K more than I had into mine. I can not imagine doing a project like yours with twin boys running around. Best of luck to you in whatever you choose! Just fyi my original idea was to go in and do some sheetrock work and a new kitchen. Once you get started with a job like this, you uncover new problems every day. That is how I ended up gutting the house. Good luck!

I've been in construction for 40 years working for myself, and for the first 20 I did restoration work in Savannah. ANY house of that era or older, which has been remodeled once, is a potential money pit. $40-60k was unrealistic 25 years ago.