6829 W. 74th Ave. - The Potential Within

When dealing with real estate its best to keep an open mind.  One of the biggest differences between regular home buyers and flippers is that flippers are able to see past what is there to the potential that house has where as home buyers only see whats infront of them.

This couldn't be more true than with our new project on 74th.  The previous owner was not only a hoarder but also thought he was a handy man and tried to 'fix' the house himself.  Here are a few pictures of the house before we started work.

A good flipper is able to look past personal property, broken fixtures, over grown yards and see the main structure of the house.

These pictures were taken after we had already closed and given three extra days before taking possession of the house.  Unfortunately, the seller did not move out during the 30 days  before closing which is an issue I will discuss in a later blog post.

Once we were finally able to take possession of the property the first thing we did was clear everything out.  We were unsure what we actually  had because each room was filled with so much stuff we could not even walk into some of them.


















 
This is what the house looks like as a blank slate....

Front living room

               Kitchen (minus appliances)

Master bedroom

  Back yard (minus tree stumps/logs)

Basement bedroom (with out walls)



 



In this state it is much easier to see what work needs to be done.  Luckily the main room has hardwood floors through out that just need to be refinished but this is the only item that we will be able to reuse from the property.

In my next post I will go over why most investors stayed away from this house and ways to over come obsticles of evicting a tenante and horribly done 'handy man' repairs.

Until next time happy renovating!

3324 Zuni Update

This house is now about two weeks away from being complete and ready to sell.  There are many small things that will take place in the next two weeks to prepare the house to go on the market.  Lets go over where the house is now and what still needs to be done.

The outside of the house has been given a face lift with new paint and the landscaping has been cleaned up.

Next week slate will be added to the front porch giving this house great curb appeal.

If you are unsure what curb appeal your house has or how to improve your curb appeal contact a Realtor that has experience in your neighborhood.

New drywall has been hung throughout the house.  This fixed any damage done during the installation of the windows or damage from demolition.  The new drywall also finishes off the doorways that will no longer have a door as can be seen in this picture.

Removing doors opens a room and can make it appear larger.  In this house there were too many doors that conflicted with each other so several were removed.

Half of the built-in was removed to create a bar/eating area into the kitchen.  This also helps open up the kitchen to make it feel larger.

The rest of the built-in has been refurbished.  The paint on all the wood and hard wear was removed and returned to it original condition.

In the next few weeks granite will be added to the top of the built-in.

The plumbing and electrical is done in the kitchen and the drywall and windows have been installed.

The cabinets will be installed next week then the granite will be installed.  The tile floor will also be installed next week.

One of the last things to bring into the kitchen are the appliances.  Wait as long as you can to put in the stove/oven, dishwasher...to prevent the possibility of damaging them.

This is a picture of the new shower that was added to the bathroom in the basement which has been completely remodeled.

The next step is to tile the shower and floor then add the sink, toilet, miror and light. 

This bathroom was originally a half bath with just a sink and toilet.  Making this bathroom a 3/4 bathroom will help when selling.  Ask your Realtor how much value you can add to your house by adding an additional bathroom for making the existing bathroom larger.

This point in a renovation is really exciting because you begin to see what the finish house will look like.  This is when all of your planning will pay off because everything comes together, like the tile, cabinets, counter top and appliances all get installed in the last few weeks.

The next blog will be about the finishing touches and bringing everything together. 

Happy Renovating!

Timing is Everything

Timing is everything when it comes to a successful renovation.  You want to make sure that you do not have to wait for cabinets or flooring to arrive wasting time and money.  This is why its important to know what you will need for your renovation and when you will need it.

There are several things that may need to be ordered so these should be taken care of with in the first few weeks of the renovation.  For example the kitchen cabinets should be planned asap so that you can get the lay out for the plumbing, electrical and the HVAC (heating, ventilation and air-conditioning).  Depending on the cabinets that you choose it could take 3 – 8 weeks for them to arrive so start this process early so you do not have to wait on anything.

If you are installing slab granite in the kitchen, you can order the granite once you have the schematic of the cabinets.  The granite will be put on hold until you are ready for installation at which point the exact measurements will be taken and the granite will be cut to size and installed.

The Garage is another item that should be taken care of within the first week.  The planning and building of the garage will take 1 -2 weeks but once its done you can plan the landscaping for the yard and also use the garage as storage for tools etc.

Windows should be ordered early in the renovation.  It is helpful to have the windows installed early so that if any drywall is damaged during installation it will get fixed with the rest of the drywall for the house.  If you install the windows after you have dry walled the house you will be wasting money fixing drywall that you just installed.  Windows usually take 3 weeks to get in so order them early.

In the second week the electrical, plumbing and HVAC should be done because they all need to pass inspection.  This can be the biggest hold up in your renovation because you can not move on until everything is up to code and has passed inspection. 

If you are installing wood floors order them about a week before you would like to install them.  Wood needs to acclimate to the house at least one day before they are installed to prevent warping or gaps. 

Staying ahead of your renovation will make everything run smoothly.  Making sure you have everything ordered before hand will ensure there are no unnecessary delays.

Happy renovating!

Have No Fear

I have heard that one of the big fears in renovating houses, besides losing money, is that people are afraid they are going to make a mistake. A good renovation is not a flawless renovation, although no one would object to everything going as planned! A good renovator is a person who can problem solve quickly.

According to Wayne, “There are hundreds of small decisions to be made everyday. Its important not to dwell on the small things, make a decision and move on and if something goes wrong fix it quickly.”

At Zuni there have been a few issues that have come up so far. First, Denver recently had three days of down pour rain. Since we are in the middle of a renovation the house is not sealed completely which meant that water got into the house. Issues like this are a blessing in disguise. It is better to have issues come up while you are still renovating so that you do not have to tear up new floors or break new tile to fix the problem.

To fix this issue we found where the water was coming in from and discovered that the gutters were pushing water towards the house. We redirected the gutters away from the house to prevent this issue from occurring again. The water from the basement was dried using industrial fans.

In the last blog entry we planned out the flow of the house. This involved removing wall’s… unfortunately this does not always work as planned. One of the walls we wanted to remove in the basement ended up being cement instead of just drywall and 2x4’s. This means that we destroyed a perfectly good wall for nothing and we had to re-plan the basement. This issue can also come up if you find that one of the wall’s you wanted to remove turns out to be a load bearing wall. This is why quick thinking is very important when you are renovating. Your workers have to stop work until you figure out how to fix the problem or find them another project for them to do.

Its always good to have a back up plan in case something comes up and you can not work on a specific project that day or week. If you can not think quickly you are just wasting your time and money until you fix the problem. You can always call a Realtor that has renovation experience if you have a problem that you can not figure out. If they can not help you fix the issues chances are they will know someone who can help.

The important thing is to have no fear! Its ok to mess up but the difference between a good renovator and a great one is how they handle these issues. Until next time, Happy Renovating!

Events In Denver May 2010

Events in Colorado for May 2010

The Poetry Of Painting

When: Friday, April 02 - Monday, May 31

Where: Glovinsky Gallery: 800 W. 8th Ave #115 Denver 80204

Phone: 303 587 4237

Details: Interested in poetry? Glovinsky combines original poetry and painting; come read the writing on the walls.

Fruita Fat Tire Festival

When: 04/29/2010 - 05/02/2010

Where: Grand Junction, CO 81506

Price: $20.00

Phone: 970-858-7220

Details: Mountain and desert rides, parties and an expo in downtown Fruita at the Civic Center Park. Plus road rides through Colorado National Monument over Douglas Pass and wine country.

Denver Art Museum: Free Day

When: Saturday, May 1, 10:00 am

Where: Denver Art Museum: Part of the Civic Center Cultural Complex, located on 13th Avenue between Broadway and Bannock in downtown Denver.

Price: Free Admission

Details: On the first Saturday of every month, you can enjoy our art collections and non-ticketed exhibitions without spending a dime!

Mama Hated Diesels, A Denver Center World Premiere

When: Friday, March 26 - Sunday, May 09

Where: Habitat Gallery & Studio: 828 Santa Fe Drive Denver, CO 80204

Phone: 303-534-9740

Details: The Art District and the Denver Center for the Performing Arts are proud to team-up to promote "Mama Hated Diesels", the heartwarming new musical at The Stage Theatre through May 9, 2010.

Comedy Works: Craig Robinson

When: May 6, 2010 - May 8, 2010

Where: Comedy Works: 1226 15th Street Denver, CO 80202

Price: $27-$30

Phone: (720) 274-6800

Details: Best known for his role as sarcastic Dunder-Mifflin warehouse worker Darryl Philbin on NBC's The Office.

First Friday Art Walk

When: First Friday 5:30 and 9:30PM.

Where: Santa Fe Drive and Kalamath Street between Alameda and 12th Avenues, Denver.

Price: Free Admission

Details: The Art District you can enjoy over 60 participating galleries, artist studios and restaurants joining the First Friday Art Walk (6-9 pm).

Broadway Rocks!

When: May 7, 2010

Where: Boettcher Concert Hall 14th and Curtis Denver, CO 80202

Price: $15-$75

Details: Join the CSO and four of Broadway's best singers for great moments from hit musicals including Phantom of the Opera, Tommy, Rent, The Lion King, Mamma Mia, Jekyll and Hyde, The Wiz, Hairspray, Chess, Jesus Christ Superstar and Dream girls.

Downtown Art and Jazz Festival

When: 05/07/2010 - 05/09/2010

Where: 400 Main Street Grand Junction, CO 81501

Price: Free Admission

Phone: 970-245-9697

Details: The Downtown Art & Jazz Festival features music and fine art. Main stage showcases regional and out-of-area jazz and blues musicians. Art exhibits by local and out-of-area artists.

Cinco de Mayo Festival

When: May 8, 2010 - May 9, 2010

Where: Civic Center Park: Broadway and Colfax Avenue Denver, CO 80203

Price: Free Admission

Phone: :(720) 913-0630

Details: Event include live entertainment, art exhibitions, children's entertainment and food and drink stalls.

Walking Tour on Pearl Street (Denver)

When: February 12, 2010 - May 28, 2010

Where: Black Pearl Restaurant: 1529 South Pearl Street Denver, CO 80210

Price: $59/Each

Phone: (303) 495-5487

Details: They'll visit restaurants from the casual Pajama Baking Company and Kaos Pizza to the upscale neighborhood restaurant Black Pearl and always ending for Happy Hour.

Wild, Wild West Festival

When: 05/14/2010 - 05/16/2010

Where: Union Avenue Historic District Pueblo, CO 81003

Price: Free Admission

Phone: 800-233-3446

Details: Concerts, carnival rides, street vendors, PBR Built Ford Tough Bull Riding event.

Colorado Colfax Marathon

When: Sunday, May 16, 2010

Where: 1490 Lafayette Street, Denver, CO 80218

Price: Full Marathon $99.00

Half Marathon $55.00

1/4 Mile CO Kids Fun Run $10.00

Phone: (303) 770-9600‎

Details: Starting and finishing in Denver's City Park, you’ll run along America’s longest commercial thoroughfare on a runner friendly surface. Full marathon - 26.2 miles centered around Colfax and 17th Avenue. 6:00am start time.

The 10th Annual Indian Market and Powwow

When: May 15, 2010 - May 16, 2010 Saturday-Sunday 10:00am-5:00pm

Where: The Fort: 19192 Highway 8 Morrison, CO 80465

Price: $6/Adults, Free/Children under 12

Phone: (303) 839-1671

Details: Dancers and drummers share their heritage in competitions of Gourd, Traditional, Shawl, Fancy, Grass and Jingle dancing at the Indian Market and powwow.

Govnr's Park: Fridays are Blow the Keg

When: Every Friday afternoon, from 4pm-4:45

Where: Govnr's Park 672 Logan Street Denver, 80203

Price: Pints for only $1, "'til the keg blows"! Or if you like, for $2, you can keep the glass.

Phone: 303-831-8605

A Something or Other That has No Name in Any Language

When: Tuesday, March 23 - Friday, April 30

Where: VERTIGO: 960 Santa Fe Drive Denver, CO 80204

Phone: 303-573-VERT

Details: The show is based loosely on a 19th century French Symbolist writer’s pursuit of the Unknown , Arthur Rimbaud. Carson Reed, a creative writer will present his reactionary words to the works in the show as a reading in the context of Art.

12th Annual Downtown Denver Arts Festival

When: May 28, 2010 - May 31, 2010

Where: Denver Pavilions: 500 16th Street Denver, CO 80202

Price: Free Admission

Phone: (303) 330-8237

Details: The Downtown Denver Arts Festival is dedicated to supporting and showcasing Colorado visual artists.

Denver Day of Rock

When: May 29, 2010

Where: 16th Street Mall - Pedestrian Mall 16th Street Mall Denver, CO 80202

Price: Free Admission

Phone: (303) 534-6161

Details: In just one day, catch 20 bands on four stages in downtown Denver! Each stage will feature local acts capped off with a national headliner.

Junior College Baseball World Series

When: 05/29/2010 - 06/05/2010

Where: Suplizio Field Grand Junction, CO 81501

Phone: 970-245-9166

Details: Grand Junction has been the host of the Junior College Baseball World Series for over 50 years.

****If you would like this calendar mailed to you monthly please e-mail buy.morgan@gmail.com with your name and address.********

Finding the Flow

Now that you have successfully purchased a property to you need to decide what renovations need to be done. Wayne has the ability to walk into a distressed house and see its potential; he instantly knows what needs to be done to make the house the best that it can be. Most people, myself included, have a harder time seeing the potential in a property. The good news is that can train yourself to see the hidden potential in a house. The more you do it the better you will become.

The first thing you should do is walk through the property and decide what the best flow of the house is. Finding the flow of the house means thinking of the house as if you were planning the layout from scratch. Where would you put the bedrooms, bathrooms, etc. to get the most out of the space that you have. This may mean that walls should be added or removed, bathrooms should be reformatted, the kitchen redesigned so that the house works together…so that it flows. If you find you are lost as to what needs to be done or what items are more important than others, a skilled Realtor will be able to help you.

The initial walk through of Zuni shows that there are a few poor flowing areas. The kitchen and back stairs to the basement and the enclosed patio are the worst flowing areas. They do not seam to work together and there is unusable space where the back staircase is.

Above is the layout of the main floor at Zuni. One of the first things we noticed is the excessive number of doors. An easy way to fix this is to remove the door along with the framing and leave it as an open doorway. We removed the door to the front staircase and the door from the family room into the hall way.

Next, we removed the top half of the built-in to open the family room into the kitchen. This will help when re-selling the house because an open floor plan is very desirable in today’s market. We also added an opening in the kitchen to the new eating area where the stair case used to be. This will help bring more light into the kitchen and incorporate the new eating area with a bar that will extend from the kitchen.

The master bedroom was enlarged by removing the wall to the covered patio. This will help with selling the house because now the master bedroom has almost doubled in size. The rear stair case has been removed and leveled to create an eating area off of the kitchen. The doorway connecting these two rooms was closed off eliminating another needless door.

The door to the backyard has been replaced with a glass door that will add more light and the door was moved to ensure the best flow in this space.

If this is your first renovation it is a good idea to consult a professional before you start any demolition to make sure that no walls are load bearing and there are no other issues. Also, a Realtor with renovation experience will be able to guide you as to what renovations will help with selling the house and what the neighborhood can sustain. For example, a Realtor can tell you if you should enlarge rooms, add closets or take away walls etc.

My next post will have more information about the demolition and finding the flow of the basement. Until next time, happy renovating!

Getting Started - 3324 Zuni

There are many different techniques for finding a house that would be good to renovate. If this is your first project it would be advised to find a Realtor that specializes in investment properties.

We look for houses that are in hot areas, your real estate agent can help you find areas that are up and coming or already hot. We focus on Highlands, Sunny Side and Curtis park in Denver.

“You want a house that everyone else wants. I look for something that is about to go on the market or just got on the market not something that has been sitting for weeks or even longer, no one wants these houses for a reason…” Wayne Leland.

The house we just purchased is 3324 Zuni which is in the Highlands area of Denver. This house was bank owned and a really good deal which means a lot of people wanted it. While Wayne and I were looking at the property three other real estate agents came by with clients to walk through it.

Once the property hit MLS, there were 22 offers in 72 hours. This is when having a good Realtor is key. They will advise you on what the house is worth and you should have decided the most you are willing to pay for the property. Since this property had so much interest the bank asked for everyone to submit their best and final offer.

So why did we buy this house? The main draw to this house is location. It is in a neighborhood that is really hot right now and its only a block from restaurants, shops, ect. When looking at a house its really important to look just at the ‘bones’ of the house. Everything else can be changed but you want to start with a good base.








Living/Dinning Room__Basement








Kitchen









Backyard_______Master Bathroom








Built-in (entrance to kitchen)

Many houses that we redo need a lot of cleaning, which can be really disgusting. There was one house that had no water so there were buckets of feces, try to look past anything like that. Zuni needed little cleaning but has a few odd flowing rooms which I will go over in another blog entry.










Dirty windows____Painted/dirty hard ware








Outdated & Water damage

In summary there are two main things that we look for, location and ‘bones’ of the house. Its takes some practice to look at a trashed house and see the potential of what it can become.

My next blog will go over all the things that we do within the first week of owning a house. So until next time, happy renovating!