Study up and learn from other's mistakes:

http://www.chilloutpoint.com/funny/t...-mistakes.html

Im not trying to be confrontational at all, really just trying to learn, but I guess I am just curious about where your edge comes from. I understand that a builder can make money because of the fact that people will pay a premium for a new built home that they didnt need to deal with all the hassles for, but I dont understand the demolish business much at all and feel like to make that work a lot of it comes down to finding the right deal. How much work did you guys put into finding the lots/homes to buy? How much work did you guys do predicting costs, sales price, and ROI? I am probably wrong, but it seems like in the OP you just sort of decided on a few lots without too much consideration, and Im just not sure how there can be much of an edge in this without more homework.

Will be on site today will take some pics of this


Not at all confrontational. Were not trying to get an edge. Were just trying to copy the profit model they have. AS for were the edge on a demolish and build is. Well were building an executive duplex in trendy areas close to downtown. Thus we are selling two houses instead of one.
Also I looked at over 50-100 lots and flippers before I found the first bulldozer.As for the bungalow lot I want to keep this house that is why were only flipping 3 of the 4. I decided to buy another lot 4 doors down when I saw the bungalow beside me sell and one other between $500,000- $570,000.
As per costs I spoke to a few New home sales people and had a friend I played soccer with that started out building small and has since built 200 unit high rise complexes. He gave us a budget # of $150 sq ft -$175 sq ft.
Also keep in mind all these big builders started as small builders. Also many of the big builders build cookie cutter houses

Actually more as I get a project management fee on each one. But were looking at $25,000 each per house after all costs end my fee is a cost

So minus 28 today and electrical trenching canceled again. This should have been done in December but the excavation company missed this. Not a big issue just needs to be done.

I am heading to the site today as Kitchen Cabinet company is coming in to measure today. I need to sweep up a little bit of snow that snuck in through the roof vents. Hopefully Shingles(roof) starts this week


Ok so Framers have finally started on site and pound out the floor in 2 days. Now I do not have to worry about any more snow building up in the basement. Problem is I need to get 4 ft of it out of the basement. They are now starting on the walls. This should be a 4 week process to complete all framing as it is a small 2 man crew.I found the framers walking my dogs through the neighborhood. Saw their work on two houses and seemed like good guys.The builder beside me says I overpaid at $9 sq ft but it was an area I did not want to cheap out on. I had mentioned earlier the builder that told me I was paying to much hired them to do their next property at $10 sq ft
Framing Begins



Rear Wall 11 Ft great Room with big Feature Window Triple Pane

cool thread, subscribed

Cool-- thanks.

Curious why you didn't just throw a tarp over the hole so snow wouldn't get in. Also, how did you end up clearing the snow? Grab a shovel and get to it?

Well it is 1470 sq ft and tough to find a tarp big enough. Also the weight of the snow would have caved it in. If I was smart I would have told my framers I know your behind but I need you to take two days and get my floor on so no snow gets in the basement.

That was a challenge for me also. How do i get rid of all that snow. I was walking my pooches and ran into my one builder friend. I told him I was thinking of renting some heaters and melting it. He told me that is what he did and was a huge mistake as it cost to much and leaves you with a swamp that you cant get rid of in the winter. He suggested I rent 4 temp workers and get them to shovel it out. Two in the basement tossing it up and through a window and two clearing it. I ended up calling a local shelter instead and picked up 4 workers two days in a row. They require you to pay them $11.00 an hour and they cover the Workers Insurance WCB we call it here. I ended up offering $15 an hour and was willing to give them a ride both ways. Worked out great had the whole basement cleared for $600 approx
My framer told me first he thought I was an idiot when I did that and after said it was the smartest thing he saw

Well as the framing is going on I needed to order all my plumbing fixtures. I had got a few quotes on labour and all fixtures and they seemed very high in the $20,000 range. I ended up hiring a plumber who quoted me all the work less the Fixtures, faucets,sinks, tubs and showers. So basically Rough in plus material and installation of the above for $8000. I ended up hiring him as I had seen him working on three houses in the area when walking my pooches.
So I shopped for the fixtures on my own. I checked out the plumbing supply place my plumber suggested and Home Depot. I also searched online and found a US retailer called Faucet Direct they would ship to Canada. I found a under counter Kohler sink I liked that was available at all 3 The supply company was $275, HD was $199, Faucet Direct was $93. I ended up doing a order online that was roughly $4000 for everything but a tub and toilets. I used there live chat to get a better price. The guy asked me to send him the list and ended up giving me 11%. This included all shipping, duty and taxes for $3600 CDN. I was telling the home builder I ran into all the time about this and he wants to see all the product when it comes in as he was stunned also.

It has been said a few times already but what a great thread. I look forward to seeing just what happens with this whole project.

Thanks OP.

Better make sure that you take real good care of those pooches – cause it looks like you won't know what the hell to do on your projects without them!

Those walks found me

1. My Lot
2. Framing Crew
3. Plumbing
4. Electrical
5. Excavation and Sewage and Electrical Hookups
6. Cribbers(foundation)
7. Builder I met who I bug for the odd advice He has been a huge asset

That small builder led me to

1. Cabinet Maker
2. Granite Guy
3. Drywall Guy
4. Insulation Guy

Though I was able to help him out with some new products or suppliers that he will now use also.

But you are right my dog walking adventures through the subdivision worked out well for me

Ok Present Day Standard Wake up call to cold to do electrical trenching. I need to buy a corner tun for the Ensuite and pick up all the Plumbing supplies that arrived In Edmonton. Also need to buy a circular saw as need to cut up some big garbage pieces of wood.

Well back to about Early Feb. Framing was going well but they had a hiccup of with a design element on the rear gable and the garage roof trusses. Turns out the Truss Company knew about the issue on the rear gable but never told me so I could have the architect fix. So now I have a choice leave the rear gable the way it is but if some looks closely they will notice the error or pay for five new trusses but the great room window would not be centered under the gable. Truss guy also checks the garage trusses back at the shop and tells me engineering is right and the production doesnt make mistakes. He asks that the framers set everything up and than he will look at.

Framer calls me he found a fix for the rear gable and no worries. Little extra work and it will look perfect.

More Framing Pics

Thanks for the pics and updates. How thick did those pads end up? Are hollow teleposts allowed or are you required to fill them with concrete? Framing looks solid.