Our next flip in Timbergrove - Page 4

Red Pear Realty

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7:07a, 12/13/23

We got our plumbing inspection approved yesterday morning.

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Red Pear Realty

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7:11a, 12/13/23

And the foundation guys are FLYIING too. We will be pouring soon.

That's me and the '89 Bronco in the bottom of the first image. Also, someone asked how I'm getting these shots. I purchased a drone a few years back to use on the brokerage side for marketing and pre-inspections. It's been a great tool for my clients to say the least.

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MS08

8:34a, 12/13/23

In reply to Red Pear Realty

Wanted to get a drone for things like this too. New, big project is in the no fly zone for drones because of Easterwood's relative proximity.

Red Pear Realty

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10:37a, 12/20/23

In reply to GoodOlAg05

GoodOlAg05 said:
If you ever need vinyl windows for any of your flips, I work at Trophy Windows and would be happy to help a fellow Aggie!

lance @ trophywindows dot com

BOOM! Another successful TexAgs hookup! Lance at Trophy Windows has a good product at a fair price and they are made in Houston. Can't ask for much better than that! Thanks man.

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Red Pear Realty

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4:06p, 12/28/23

Third time's a charm! Foundation inspection passed today.

We got red tagged on our foundation inspection because the inspector didn't like my 8.5x11 printouts of the foundation plans and asked for 11x17's at a minimum. In fairness, I also had the big 24x36 construction prints from our architect, Alan Kent, but those weren't stamped with the city's red seal of approval, so she wouldn't look at those. She also asked for a form survey, which I didn't think we would need. Unfortunately, this is where the holidays really started to take their toll on our lighting speed progress.

Precision surveyors got the form survey back to us by 12/21, and we were able to get an inspector back out the same day, but we failed again because (1) the engineer called for bent rebar coming out of the existing foundation into the new area and we had it straight [inspector said the way we did it would normally be fine but b/c the engineers plans called for this, we had to do it that way] and (2)(A) in the week since the last inspection, one of the walls had started to tip (super easy fix that we would have done ourselves before he got there had we seen it); (B) some leaves from the neighbors trees had fallen in our pour area (again, super easy fix). Our first inspection happened around 2pm, and we couldn't get another inspection the same day because the COH was slammed.

Fast forward to Christmas, a day or two after, and we passed on our third try today.

And finally for today, Houston Garden Centers had 8' Red Oak trees on sale for half off, so I picked one up for $50 and planted it in the front yard.

Foundation should get poured on January 2nd, and then we will start framing.

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Red Pear Realty

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4:50p, 1/3/24

Rain delayed a day, but they got it poured. Looking nice.

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Red Pear Realty

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9:42a, 1/11/24

Yesterday morning:

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Red Pear Realty

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9:42a, 1/11/24

Yesterday at 5:30pm

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Red Pear Realty

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9:44a, 1/11/24

This morning

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Señor Chang

10:23a, 1/11/24

Wow, y'all are making some major progress!

Red Pear Realty

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12:59p, 1/11/24

In reply to Señor Chang

Thanks! My mom said that when she built our home in '96 that it took the crew two weeks to frame it. This is going to take a little over 2 days!

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Red Pear Realty

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10:07a, 1/13/24

Framing done and ready for inspection

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Red Pear Realty

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4:44p, 1/18/24

Who has two thumbs and passed their Windstorm inspection on their first go? THIS GUY. Sheathing starts tomorrow. Next inspection is for OSB. Inspector noted two items that we need to update prior to the OSB inspection:

Fill in EVERY SINGLE nail hole on our straps. Will do.
We need to add a few more anchor bolts in a handful of spots. No biggie.

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Red Pear Realty

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3:19p, 1/22/24

Well, we got all the OSB up on the walls yesterday before the rain rolled in. This will probably be a slow week due to that. OSB will need to be inspected and passed before we can put up tyvek wrap, windows, cornice, and siding.

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Red Pear Realty

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3:19p, 1/23/24

Passed windstorm and OSB today

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Jay@AgsReward.com

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6:04p, 1/23/24

Looks like you guys are taking care of our money! We do enjoy getting back, so keep up the good work.

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Red Pear Realty

6:22p, 1/23/24

Red Pear Realty

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6:23p, 1/23/24

In reply to Jay@AgsReward.com

We have to give it back quickly so we can turn around and gp do more deals.

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Red Pear Realty

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10:29a, 1/26/24

Shout out to Lance at Trophy Windows. Windows going in today. Yesterday we got the Tyvek up and cornice work started.

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Red Pear Realty

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11:09a, 2/1/24

New roof day. We have some messes made! Siding pic was from a couple of days ago. We are almost completely buttoned up on that front. Hardie for the win!

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Red Pear Realty

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5:34p, 2/1/24

New roof complete. I did a solid three hours of work today caulking the new hardie in between putting out fires. Wore my Sherwin Williams shirt and enjoyed a tall boy as every true professional painter does from time to time. Might have done about a third of the caulking or so. I think the elevation is turning out nicely.

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wessimo

5:36p, 2/1/24

In reply to Red Pear Realty

Looking good

Red Pear Realty

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5:38p, 2/1/24

In reply to wessimo

Thanks man!

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Red Pear Realty

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7:27p, 2/13/24

Passed electrical rough in today.

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Red Pear Realty

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7:37p, 2/13/24

I need y'all's input on the master bath layout. Both are still feasible. Option A is our base, with a shower and tub. Option B has no tub but two HUGE shower bays. Which would you and your family prefer?

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Red Pear Realty

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7:37p, 2/13/24

Option A

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Red Pear Realty

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7:38p, 2/13/24

Option B

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Diggity

8:09p, 2/13/24

might not be room with your layout, but these setups are cool as well

CaptnCarl

9:39a, 2/20/24

Option A all day.

Big showers are nice if someone else is cleaning them. Otherwise, a shower bay just big enough to move around comfortably and take a seat is the sweet spot, especially for cleaning. Smaller showers radiate heat better. Big showers absorb all the heat and no door makes it cold when the air is cool.

Plus option A give you a tub, which adds value. I enjoy a tub both hot and cold and my wife (most women) enjoy baths.

SoTxAg

10:33a, 2/20/24

We just re-did our master bath and went with the option A look cuz we figured the soaker tub had a better re-sell appeal, but does it really? We've been in the house 8 years and never used the jacuzzi tub that was in there previously.

Diggity

10:44a, 2/20/24

In reply to SoTxAg

definitely adds value. There are people that use them all the time and won't buy a home without one, people that think they'll use them and would like to have one, and people that won't use them.

Very few folks are going to skip a house because it has a nice soaking tub, but there are a lot that will skip a house because it doesn't.

Red Pear Realty

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12:44p, 2/20/24

We ended up doing Option A. I appreciate all of y'all's feedback on it!

Also passed our plumbing rough in inspection last week.

Went for HVAC today and failed bc we didn't have our dryer vent and bathroom exhaust vents vented. I thought we had until the final cover up inspection but was wrong. Lesson learned!

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Red Pear Realty

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12:08p, 3/4/24

Update:

We passed our cover up inspections for electrical, plumbing, structural, and mechanical last Wednesday, then we sprayed in open cell foam insulation throughout the house Thursday and Friday. We passed our insulation inspection this morning, so we are ready to drywall starting tomorrow morning! Watching the foam guys do their thing was really cool. Because the entire house is spray foamed, we are going to air condition the entire attic, which will make the house super energy efficient. We have one 4 ton 18 seer Trane unit for the entire 2600 SF house.

I also added 2x6 blocking at possible future TV mount spots, and ran conduit and CAT6 cable to at least one drop in every bedroom plus the living room. And finally, took pics of every room before insulation went in so that I would have a rough idea of what stuff looked like without it just in case I ever needed that.

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Red Pear Realty

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12:12p, 3/4/24

Last thing. I've had some folks who might be interested in buying reach out here and via the sign out front to set up walk-throughs of the house. We are about to start doing finish outs but if you're interested in buying, there is still the opportunity to pick out some finishes yourself. However, that window is quickly closing and we expect to go live with the listing on HAR sometime in April.

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MS08

12:51p, 3/4/24

Even though remodel/addition, you were able to spray foam existing exterior walls? Spray foaming roof deck too? 650 SF/AC Ton for HVAC system seems a little aggressive in my experience. I've done 600 SF/AC ton but not sure I would push it much beyond that unless you get really scientific with the load calcs and makeup air, etc. But, if you have a foam encapsulated shell (all exterior walls and roof deck and garage separating wall) and one story only, I think it will be sufficient.