Materials and labor:

Property Purchase

07-01-2015: $117,000

We estimate we can sell for $183,000

Estimates are from my past expenses. Where I don’t have any I used Homewise.com with my ZIP code

Obviously we can save on some labor and find deals on stuff.

Original Total estimates for the whole project were: Labor: $10,620 Material: $12,675

So roughly we’d have costs of $141,000 leaving us with $42,000 before commissions, about $30,000 after.

Update: We ran into unexpected costs (of course) and sold for a bit less than we wanted. Sales price was $180000 but Net was $177,500. After all expenses we had about $18,000 in taxable income, but we’re not done with the taxes yet so don’t have a final number. Do four or five of these a year and I guess you have yourself a job.

The actual expenses were about $29,000. Not bad considering we had to hold on to it for a eleven months and pay property taxes and condo fees during that time.

Planning and Purchasing Material

(13)

est. Mat: $4000 (covered below) est. Work: $400

Plan as much as possible up-front. Purchase as much as possible up-front without complicating later work. 21 to 24 7-2015 18 hours (Tanya), 4 hours (me)

Done 25-7-2015,

Doors

(5)

Replace back door: (Estimating on the high side) est Mat: $350 est. Work: $400

  1. 31-7-2015: $187 metal door with windows
  2. 11-9-2015: $125 installation (Chad)

Storm door: est. Mat: $150 est. Work: $75

Repair front door jam: est. Work: $75

  1. 25-7-2015 3 hours (Dad) functional, still needs paint

  2. 30-7-2015 1 hour Done. Repaired and painted

  3. 31-7-2015: Paint sill (was never painted before after steps were fixed) 1/2 hour

Repair electrical

(3)

Ground outlets in basement workroom, add GFI to kitchen , fix connection at breaker

est. Work: $280 (done, approx $480 total.)

  1. 11-7-2015 Replace switch by upstairs bathroom
  2. 26-7-2015 Also need to fix wiring to front exterior light
  3. 26-7-2015 Replaced switch plates and outlet plates (me) (done, me and Dad. a couple hours.)

Window repair:

(13)

(Plus install blinds upstairs back and basement)

est. mat: $80 est. Work: $450 (mostly refinishing and finding hardware) Needs sanding and finishing on inside window sills.

  1. 31-7-2015: Only two windows actually have broken hardware; dining room right windows and back bedroom small window

Hardware can be safely removed; closest fit looks like one from “Truth Hardware” (Canada)

  1. 02-8-2015: 1 hour sanding (me)
  2. 012-8-2015: Ordered window openers online to test $100
  3. 29-8-2015: 1 hour (me) Finally found mis-delivered openers, installed and worked. Need to order four more, about $125 total for the cheap kind.
  4. Window sills refinished 3 hours (Dad)
  5. Repaired north patio window, $75 (Mark)
  6. 28-9-2015: Painted trim on patio windows, outside sills on all windows (Mike) $125

Paint Interior

(34)

1500 sq ft house Misc wall repairs, extra coats of paint needed

est. Mat: $1000 est. Work: $3200

  1. 26-7-2015: Patching, sanding 2 hours (Dad)
  2. 30-7-2015 More patching and sanding, 2 hours plus misc wall repairs
  3. 03-8-2015: Got quote from Andy at $1350 to $1650 just for the work
  4. 25-8-2015: Painting started, primed
  5. 26-8-2015: Painting completed, $387 materials, total was $2067

Upstairs Bathroom

Tile:

(21)

31 sq ft floor not including tub area. 44 sq ft wall tile area

est. Mat: $650 est. Work: $500

  1. 21-7-2015: Replace entire surround and tub; no tile above tub
  2. 22-7-2015: Decide to attempt to clean and repair tub instead
  3. 22-7-2015: Tile is only $2.34 per sq ft Replacing baseboard with tile as well. (on floor)
  4. 7-9-2015: Quoted $250 and started work (Mike)
  5. 18-9-2015: Finished tile

Misc hardware

(3)

est. Mat: $95 est. Work: $25

  1. 18-9-2015: Finished, (Mike) around $50

Tub:

(21) (assuming tub needs replacing)

est. mat: $500 est. Work: $900

  1. 22-7-2015: Decide to clean instead.
  2. 02-8-2015: Decide sliding doors must come off
  3. 29-8-2015: Removed doors, (two hours me) strip under doors needs to be painted / enameled, caulk cleaned off
  4. 4-9-2015: Removed most dirt/caulk etc 4 hours (me)

Six hard hours of cleaning and removing sliding doors, minor repairs to paint. Saved a lot of money. Just occasionally you get surprised in a good way.

toilet:

(8)

est. mat.: $200 est. Work: $200

  1. 23-9-2015: Got new toilet for $98, total material $120, labor $75

vanity top:

(5)

est. mat: $100 est. Work: $50

  1. 21-7-2015: Better vanity counter and sink; $295
  2. 23-9-2015: Installed (Mike) $80

misc plumbing:

(3)

est. Work: $150

Light and Mirror (21-7-2015)

(3) mat: $180 est.Work: $45

  1. 22-9-2015: Installed light (electrician) $160
  2. 23-9-2015: Begin patching and sanding (Mike) work around $200 (extensive patching needded)
  3. 22-10-2015: Finished patching and sanding (took break in there)

Downstairs bathroom

Tile

(13)

30 sq ft floor not including vanity.

Est mat: $300 est. Work: $225

  1. 22-7-2015 Tile is only $2.34 per sq ft
  2. 31-7-2015: Remove baseboard and old tile, 1/2 hour (me)
  3. 7-9-2015: Quoted $270 and started (Mike)
  4. 19-9-2015: Done

Misc hardware

(3)

est mat: $55 est. Work: $25

(done, Mike $80)

Misc. Plumbing (3-7-2015)

(3)

Shower head, handles, faucet

est. mat: $29 est. Work: $25

(done, Mike, $80)

Toilet

(8)

est. mat: $225 est. Work: $200

  1. 23-9-2015: Got $98 toilet, total material $120
  2. 23-9-2015: Done, about $200 total (Mike)

Mirror + light

(3)

est. mat: $100 est. Work: $50

  1. 21-7-2015: Re-appraisal of light + mirror; (8) The wiring turned out to be complex.
  2. 21-7-2015: Light add $75
  3. 23-9-2015: Installed light ($160) electrician, begin patching
  4. 22-10-2015: Finished after break

Replace vanity cabinet while keeping sink if possible(21-7-2015)

est. mat: $100 est. Work: $100

(or cabinet and sink together will be more)

  1. 22-7-2015: Decide Replace vanity and sink as unit; sink is unusual size
  2. 29-7-2015 Removed old vanity and mirror plus cleanup 1 hour (me)
  3. 23-9-2015: New vanity installed (Mike) ($175 total.)

Lights in all rooms, not including bathrooms:

(13)

est. mat: $525 est. Work: $500

  1. 30-8-2015: Decide to do bathrooms as well, and do outdoor lights
  2. 18-9-2015: Install Entryway, basement ceiling, side light, kitchen and dining room lights $125 total for work.

(total was $650)

##Kitchen:

7.3 x 2 ft + 2 x 2 ft countertop, 10 linear ft edge

(8)

$39-$65 sq ft stone, $10 to $30 for edges est mat: $1250 est. Work: $255

3.5 x 3.8 ft wood counter

(5)

est mat: $350 est. Work: $80

Sink: (work is part of counter installation) Est work: $225

Island 3.5 x 3.8 ft stone counter instead of wood (21-7-2015)

est mat: $750

Work from Home Depot: 3.5 x 2 x $11 + 3.8 x 11 +11 (edges) and $30x 3 for corners ($220) (plus installation cost)

2015-10-28: Quote: $64 installed, 7.3 x 2 + 2 x 2 + 3.5 x 3.8 = + backsplash of 3.5 sq ft $2250 total installed before discount $119 sink

24-12-2015: Install sink, the installers could not do it. We managed to put it in but took four hours. The sink did not come with the correct clamps so the installers gave up. We found some substitutes, but using them was difficult.

Faucet

est mat: $150 est. Work: $25

(We did this ourselves since the installers could not.) fixture was about $150.

Demolish Wall and finish new exposed parts:

  1. 14-9-2015: Quoted $400 and started work (Mike)
  2. 20-9-2015: $80 extra, finished except for painting
  3. 20-12-2015: Final paint and minor repairs, $25 and 3 hours

Appliances

(8)

Fridge: Est: $450 Stove: Est: $450 Microwave: Est: $250, est. Work: $150 Dishwasher: Est: $400

24-7-2015: Actual cost for all appliances $1650

Delivered: 26-7-2015, no installation

  1. 27-7-2015 Remove old dishwasher, 1/2 hour (plus cleanup)

  2. 1-8-2015: Put in new dishwasher, 2.5 hours No cord or conduit on washer, no hose, etc.

  3. 2-8-2015 Installed stove, difficult to remove old line (2 hours)

  4. 5-9-2015: Install microwave, $125, was a tight fit (Mike)

  5. 03-03-2016: Clothes dryer replaced $425 free delivery Discovered the dryer would not run for more than five minutes, could not be repaired for less than replacement cost.

Wood floors to refinish:

(5)

60 sq ft kitchen 95 sq ft dining room est. Work: $500

  1. 1-8-2015: 1/2 hour remove baseboard in kitchen and pantry (me)
  2. Got quote and measurement, actual 190 sq ft. $741 sanding, stain and two coats varnish. Scheduled for 14-9-2015.
  3. 17-9-2015: Finished

Carpet:

(8)

Living room: 205 sq ft Two flights of stairs basement: 180 sq ft Upstairs: 382 sq ft

Total: 767 $2.50 carpet + pad sq ft Est mat: $2000 est. Work: $1200

  1. 8-9-2015: Remove carpet and pad from all but living room, clean 5 hours (me)
  2. 9-10-2015: Removed and cleaned in living room
  3. 30-10-2015: Measure scheduled
  4. 21-11-2015 Carpet installed, total was $2300

done at $2300

High-Efficiency Furnace

(5)

est. Mat: $3000 est. Work: $800

  1. 31-7-2015: Got quote from Centerpoint of $4500 plus $300 rebate
  2. 11-8-2015: Furnace installed.

Cleaning

(5)

est. Work: $380

(done at end on my own time.)

Replace Mailbox

(2)

est. Mat: $25

Done 26-7-2015 ($25)

Rebuild Patio

About 40 pavers. New sand.

est. Mat: $350 est. Work: $450

  1. 19-7-2015 3.5 hours (me)
  2. 26-7-2015 2 hours (me)
  3. 30-7-2015:2 hours (me)
  4. 25-8-2015: Pavers still sinking, need more gravel and sand, gave up and got quote for total job at $2300 including grading
  5. 11-9-2015: Done $2392

Replace outdoor light in back (21-7-2015)

(2) est. Mat: $30 est. Work: $30

  1. 25-9-2015: Done. $45 total

Rebuild Back Steps (21-7-2015)

Mat: $200 Work: $400 (Never done, after cleanup looks pretty good.)

Replace Master Bedroom Door and Upstairs Bathroom Door (21-7-2015)

(3)

est. Mat: $200 est. Work: $90

  1. 29-7-2015: Found free discarded door from similar house, good condition
  2. 30-7-2015: Reverse hinges on bedroom door, install and fix fit, repair minor damage (2 hours)
  3. 29-7-2015: Add hook to cover damage on bathroom door; minor repair (1 hour) (no money spent, just our time.)

Fix Exterior Faucet (26-7-2015)

(2)

  1. 18-8-2015: Done. Also replaced both water shut-offs in kitchen and laundry, $250. (hired plumber)

Replace Exterior Front Light Fixture (26-7-2015)

(2)

  1. 28-10-2015: Purchased fixture ($25)

(done)

Landscaping (apart from patio) (24-7-2015)

(8)

Plant plants, weed and remove saplings and larger trees; remove tree roots and clean up yard

  1. 26-7-2015 4 hours (Dad)
  2. 5-9-2015: Added path in front using old pavers 2 hours (me)

Add tile around Fireplace

(5)

est. Mat: $80 (have most of it) est. Work: $100

  • Add marble tile around fireplace; add tile to floor of niche for wood storage and fireplace tools
  1. 31-7-2015: Found good match for missing 1 sq ft; $24 for necessary plus some extra
  2. 5-9-2015: Cut and glued tile 3 hours (Dad)
  3. 18-9-2015: Grouted (Mike)

Outside Cleanup 05-8-2015

  • Fix sidewalk where root lifted up slab
  • Fix vent for bathroom
  • Fix box where air conditioner is attached
  • Replace glass in storm door
  • Clean wall
  1. 3-9-2015: Removed root and dirt, still not level 2 hours
  2. 18-9-2015: Fixed electrical box for air conditioner (1/2 hour)
  3. 5-10-2015: Power washed exterior (Mike, 1 hour)
  4. 22-06-2016 Replaced vent $10 and 1/2 hour (me)
  5. 20-02-2016: Replaced glass (Jesse) free, found matching door by dumpster

$75 total