Frustrated

[alexmorrow]

Well, it's been awhile since I have written anything in regards to my personal experience in mobile home investing. I've decided to keep the three homes that I had originally told you about. One of them I am in the process of bonding for the title. The other I will be able to get the title pretty much immediately. And for the other, I'll have the title in about 20 days from Broomfield County. Bonding is such a long and tedious process but it's shorter than waiting for a home to be available for purchase after a tax sale. I'll explain this process in detail at some point. However, right now, I want to rant about my contractor. I originally talked with my contractor last week and we agreed to get started on the home today. Well, I wanted to chat with him about the estimate because it didn't cover some areas that I felt he missed. I called him several times last week and FINALLY got a hold of him on the phone He told me he was very busy and that we might need to push back the day we get started on the home. And, he said he would call me on Sunday to let me know whats up. Well, Sunday came and went and he never called. I called him at least 5 times on Sunday and then I've called him at least 7-8 times today. I understand that he is not reliable. Jim and Steve warned me about his timeliness. I guess I just don't understand how a grown adult can be so immature. When you tell someone you are going to call them, you call them. It takes 5 seconds. Oh well, I am not getting bent outta shape but I'm going to start looking for another contractor. Maybe I am dreaming but I think there must be at least one RELIABLE AND REASONABLE contractor.

[Debbie]

Here's what I've learned in the last year or so---never give them an impression that they're the only good ones.

Ever since I whispered (loudly, of course) to Jeff in front of the contractor/sub-contractor, that there's a great guy waiting to hear from me----they immediately shaped up and did their best work.

[alexmorrow]

I have been receiving several responses to my ad on CL that I posted.

Mobile Home Handyman (Broomfield, CO)

I'm looking for a reliable, reasonable, and knowledgeable handyman that understands electrical, plumbing, heating, roofing, carpeting, painting, and all other types of repairs. If you have experience working on mobile homes, that's a plus!

[alexmorrow]

The above ad I posted on CL last night. Guess how many responses I had? Over 15. Not bad eh? Out of that bunch, I chose to invite 5 contractors to come by the home and give me an estimate. The first contractor seemed the most organized but he doesn't do the work himself. He contracts out all the work. I'm looking for a guy/gal who can do it all! His estimate was about $2,200. So, he's out! The second guy showed up a little before the first contractor left. It was kinda amusing introducing the two. :xxrotflma Any way, the second contractor seemed to not have that much experience in renovating mobile homes nor could he install a furnace. He also seemed a little phony. He sent me an estimate tonight for the work...$2,700. I need someone who is going to give it to my straight. Tell me the issue and give me some options. The third guy was pretty meticulous. He measured every single room and really looked to me for answers. I'm still a little unsure about this one and I haven't received an estimate from him yet. The fourth contractor showed up while the other contractor was still writing down all the repairs. Immediately, I was turned off by this contractor and his partner. They were arrogant and treated me like a kid. Even though I don't know hardly anything about remodeling, still treat me with respect and offer to teach me. The fifth guy, Michael, seemed like the best contractor out of the bunch. He worked on a couple mobile homes for Glory Homes and he brought along a book that had before/after photos of the homes he worked on. He seemed like a genuine guy but ya never know! He also emphasized that he wanted this to be a solid business relationship because he'd like the security of having houses lined up to work on. We even took a trip to Habitat for Humanity to check out some cabinets and doors. He also mentioned that he volunteers at his church a lot. He couldn't get me an estimate until tomorrow because he was remodeling a church for FREE. Like I said, I'm still waiting to hear back from him via e-mail on his estimate and references. I'm going to call a bunch of his references. I really want to make sure he's legit.

By the way, here's a big tip for all you thrifty investors. Tell you contractor to go to Habitat for Humanity or Craigslist first before going to Lowes or Home Depot. You can find all sorts of deals on carpet, doors, door hinges, sinks, toilets, etc. I found a perfectly good toilet for sale for $20. Not bed eh?

[Debbie]

The third guy was measuring every single rooms? Looking up to you for answers? Sounds like he's either inexperienced or insecure.

I do have a question though....for MH related, wouldn't it be wise to get a "licensed and bonded" contractor?

[Jim Johnson]

The third guy was measuring every single rooms? Looking up to you for answers? Sounds like he's either inexperienced or insecure.

I do have a question though....for MH related, wouldn't it be wise to get a "licensed and bonded" contractor?

So... how does one go about picking a contractor... ???

I have things I look for, manorisms mainly... what kind of person are they... do they try to prove their worth by knowing more than I do... even if they do know more that I do... the bid is somewhat important...



This is a great question and I say...

what say you?

I must leave you with a quick thought...
Accountants...
show a accountant a situation and ask... what is this number?
most accountants will answer.... It is x.
Some will answer... it could be x... or it could be y...
a few answer... What do you want it to be?
All good answers...

Does this little story apply to contractors?
A little food for thought...

[brianb_cobbres]

The above ad I posted on CL last night. Guess how many responses I had? Over 15. Not bad eh? Out of that bunch, I chose to invite 5 contractors to come by the home and give me an estimate. The first contractor seemed the most organized but he doesn't do the work himself. He contracts out all the work. I'm looking for a guy/gal who can do it all! His estimate was about $2,200. So, he's out! The second guy showed up a little before the first contractor left. It was kinda amusing introducing the two. :xxrotflma Any way, the second contractor seemed to not have that much experience in renovating mobile homes nor could he install a furnace. He also seemed a little phony. He sent me an estimate tonight for the work...$2,700. I need someone who is going to give it to my straight. Tell me the issue and give me some options. The third guy was pretty meticulous. He measured every single room and really looked to me for answers. I'm still a little unsure about this one and I haven't received an estimate from him yet. The fourth contractor showed up while the other contractor was still writing down all the repairs. Immediately, I was turned off by this contractor and his partner. They were arrogant and treated me like a kid. Even though I don't know hardly anything about remodeling, still treat me with respect and offer to teach me. The fifth guy, Michael, seemed like the best contractor out of the bunch. He worked on a couple mobile homes for Glory Homes and he brought along a book that had before/after photos of the homes he worked on. He seemed like a genuine guy but ya never know! He also emphasized that he wanted this to be a solid business relationship because he'd like the security of having houses lined up to work on. We even took a trip to Habitat for Humanity to check out some cabinets and doors. He also mentioned that he volunteers at his church a lot. He couldn't get me an estimate until tomorrow because he was remodeling a church for FREE. Like I said, I'm still waiting to hear back from him via e-mail on his estimate and references. I'm going to call a bunch of his references. I really want to make sure he's legit.


Alex,

Can you list out the work that needs to be done on this trailer? Curious to see what $2200 or $2700 is for so we can look at ways you can cut down your costs. Lets see what needs done.

Brian

[alexmorrow]

I think the list below pretty much sums up what needs to be done.

1) Panel over access for plumbing in master bedroom and foam holes in floor.
2) Panel over water heater access.
3) Repair wall by bedroom door and make door usable.
4) Replace broken glass with plexiglass in window.
5) Replace all missing switchplates and outlet covers throughout.
6) Replace missing light lenses throughout.
7) Replace carpet in master bedroom.
8) Replace missing handles in master bath vanity.
9) Replace missing shower head in master bath.
10) Install new wall board in master bath shower to cover over walls.
11) Make back door functional.
12) Cover or remove fire damage in laundry area.
13) Install new vinyl floor in laundry area.
14) Install new furnace provided by owner in laundry area.
15) Install used cabinets in kitchen, upper and lower.
16) Install used counter top on lower cabinets.
17) Install existing Dishwasher and fridge.
18) Install used sink, faucet, garbage disposal, plumbing and stove.
19) Varnish bar top dividing kitchen and living room.
20) Cover wall seem dividing the two rooms where missing.
21) Repair front entry door so that it works and locks.
22) Replace broken window panes with plexiglass.
23) Patch in used carpet in hallway where missing with carpet that matches closely whats already there.
24) Replace carpet in boys room.
25) Replace carpet strip in girls room.
26) Hang mirror on bathroom door to cover holes.
27) Paint walls in bathroom to cover texture and damage, filling holes as needed.
28) Replace broken toilet.
29) Re-glue tub surround on.
30) Remove rusted broken shower rods.
31) Install new heat registers where missing.
32) Replace two missing mini-blinds.
33) Caulking, cleaning as needed to make presentable.
34) Repair brken skirting around perimeter.
35) Straighten and anchor shed. Repair roof.
36) Repair rotted areas around shutters and corners of house.
37) Remove all debris laying around yard.
38) Replace missing downspout on front porch.
39) Replace missing dryer vent cover outside.
40) Check all plumbing and electrical as discussed.

$2,200

[alexmorrow]

Michael's Bid:

Here is my proposal; It is drawn in the order I intend to do the job. This bid does not include roof, electrical or plumbing repair, or skirting. I believe I can finish this job in two weeks if all material is in and the weather isn't so bad that isn't safe to drive or the jobs I have left are outside.

-Carpet/pad removal $35.00 labor

-Drywall repair
-drywall/mud/tape $35.00 material
-hang and finish $20.00 labor

-Remove tile kitchen wall $10.00 labor

-Remove tile laundry room floor $20.00

-Hang shelves in laundry room $15.00 labor only

-Prosiding/ext trim
-siding/trim $75.00 material
-install $50.00 labor

-Int trim
-trim boards $25.00 material
-install $15.00 labor

-Paint int/ext
-paint $75.00 material (this is less than just ext paint at lowes)
-int/ext $100.00 labor

-Carpet
-carpet $800.00 material
-pad/tack strips $150.00 material
-install all rooms $100.00 labor

-Tile in laundry room
-tile $35.00 material
-install $15.00 labor

-Windows and doors
-windows (2 are broken) $250.00 material
-Doors
-front door with casing $75.00 material
-back door $250.00 material
-int doors $100.00 material
-install doors and windows $50.00 labor

-Kitchen cabinets
-cabinets tops and bottoms $250.00 material
-countertop $20.00 material
-sink/fauset $75.00 labor

-Lighting
-fixtures $65.00 material
-install $15.00 labor

-Fix front porch $35.00 material and labor

-Ext vents $35.00 material and labor

-Range hood $25.00 material
-install $20.00 labor

-Shed
-shingles $65.00 material
-install/fix door with plywood $35.00 labor

-Totals
-materials $2,265.00
-labor $550.00
-TOTAL $2,815.00
-Roofing, plumbing and electrical?

Please turn on water and electrical so I can use and test.

[alexmorrow]

After getting Jim's opinion on the estimate above, I was able to bring the estimate down by quite a bit! Be aware that this estimate does not include electrical, heating, or plumbing. Also, I'm sure I'll end up having to purchase a furnace. Michael says he found one for $300. Not bad!

By the way, I chose Michael as my contractor. His first day on the job was this past Friday. He and I drove around and picked up the materials he needed immediately. I also paid him with a certified check. We had a chance to chat while we were traveling back n forth picking up materials. He seems like a reliable, upfront, and honest guy. I sure hope he doesn't disappoint me!

By the way, we got a SMOKE'N GOOD DEAL on the material for the kitchen from Habitat for Humanity. I paid $200 for the kitchen cabinets, countertop, and sink. I made friends with one of the fellows that unloads stuff at Habitat for Humanity. I told him to give me a call if he got carpet, cabinets, or any or materials I need for the home. Well, he did! Here's a tip: Befriend the guys/gals who unload the stuff from the trucks at Habitat for Humanity. They'll save you tons of money!

New Estimate:

-Carpet/pad removal $15.00 labor

-Drywall repair
-drywall/mud/tape $35.00 material
-hang and finish $20.00 labor

-Remove tile kitchen wall $10.00 labor

-Remove tile laundry room floor $20.00 labor

-Hang shelves in laundry room $15.00 labor only

-Prosiding/ext trim
-siding/trim $75.00 material
-install $50.00 labor

-Int trim
-trim boards $25.00 material
-install $15.00 labor

-Paint int/ext
-paint $35.00 material (this is less than just ext paint at lowes)
-int/ext $50.00 labor

-Carpet
-carpet $300.00 material
-pad/tack strips $75.00 material
-install all rooms $50.00 labor

-Tile in laundry room
-tile $35.00 material
-install $15.00 labor

-Windows and doors
-windows (2 are broken) $100.00 material
-Doors
-front door casing $25.00 material
-back door $45.00 material
-int doors $35.00 material
-install doors and windows $55.00 labor

-Kitchen cabinets
-cabinets tops and bottoms $250.00 material
-countertop $20.00 material
-sink/fauset $75.00 labor

-Lighting
-fixtures $65.00 material
-install $15.00 labor

-Fix front porch $35.00 material and labor

-Ext vents $35.00 material and labor

-Range hood $25.00 material
-install $20.00 labor

-Shed
-shingles $65.00 material
-install/fix door with plywood $35.00 labor

Roofing $25
-Totals
-materials $1,125.00
-labor $470.00
-TOTAL $1,615.00
-Plumbing and electrical?