SO YOU WANT TO BUILD A HOUSE 2016 Annual Conference

Fuller Center Housing Programs 1-New Home 2- ReNew Program 3- Greater Blessings Critical Repair Program

The current trend with both Fuller Center and other non profit housing missions is moving toward re-hab and fewer new homes.

Purpose Have the confidence to pursue a moderate re-hab project. Based on knowledge, facts and resources Not based on enthusiasm and passion Potential trouble, looking at all the emotions and feelings rather than the physical, financial facts.

Objectives Gain the Confidence to Rehab a Home A well founded, well informed confidence.

Premise for our discussion Project has been board approved Project has adequate funding A functioning Construction Committee is in place.

Pre Acceptance Evaluation Must be performed by a competent person May be contracted to a professional Be open to rejecting the offer. Be aware that it may be money/resource pit If you accept you set the stage for failure or success

Pre Acceptance Evaluation Records, Title, Building Structure Roofing Electrical Plumbing HVAC Concrete Foundation Reference: 09 Chapter 6 SS Reference: 09 Chapter 7 CC Vandalism Lead based paint Asbestos Termites Building Structure Has it been vacant These are in the Handouts

Environmental Hazards Trained environmental inspectors should be used to identify potentially hazardous materials and to evaluate the cost to remove and dispose of such materials. Even if the house is to be completely demolished (rather than rehabbed) Environmental laws may require that toxic materials be properly removed and disposed of, which can be very costly.

Additional Concerns Mold Mildew Water Damage Termite Damage Dry Rot Foundation Footings and Block Rafters / Trusses Structural Integrity Joists Floor and Ceiling Framing Studs / plates

Occupied Rehab May know the history of the house Can we rehab while occupied? Do we need E-pod for household items? Do we need storage for construction material? Do we need a dumpster? Homeowner have a dog? Must we disconnect water/elec during project?

Donated Rehab Requires rigid evaluation prior to acceptance Must be matched with a homeowner Need dumpster? Need storage for construction material? Do heat/water/utilities have to be turned on? Was there significant vandalism May have been unoccupied for years.

Both Evaluation of work to be done. Work with homeowner to discuss expectations and responsibilities.

Evaluation of Remodel Simple Decent Affordable Everyone must understand and accept these guidelines. Uniform consistent evaluation criteria between all houses. Avoid cosmetic or superficial tasks that will merely disguise a fault.

Evaluation of Remodel Avoid automatic/general improvements, ie: we always paint the whole house inside, always install new kitchen cabinets, flooring, toilets etc. After a plan has been accepted stick to it, Set a timeline, After construction has started avoid any add-ons not in the original agreement.

Simple Decent Affordable This is not the Interior Decorating Challenge Cabinets can be cleaned and painted If new cabinets are required….Big Box cabinets are sufficient, middle of the line quality Strive for moderate and functional

Construction Manager Schedule all local utilities including Electrical, Sewer, Natural Gas or Propane. Monitor compliance with all necessary permits and construction standards. Ensure that all necessary inspections will be scheduled to fit our build schedule Manage, coordinate, and monitor all sub contractors as to quality of work and compliance with our timeline both, before the build and during the build week. Including: Excavation, Concrete, Plumbing, Roofing, HVAC, Electrical, Flooring.

Compliance Identify which jobs Are code compliant Require Permits Require Inspection Not being compliant may result in job shut down or redoing work already performed. Inspections may have to be coordinated into your job schedule

Possible Inspections Footing Foundation Framing Insulation Electric Plumbing Roofing Final

Evaluation of a Remodel Evaluate Top to Bottom Room By Room Generate a Detailed list of Tasks Generate a Detailed materials list for each task Identify which tasks are volunteer friendly Identify which tasks must be performed by skilled professionals

Guideline Recognize the difference between Codes which mandate required work practices. Bedrooms must have egress window. Guidelines are operating or standard practices that are generally accepted but may be deviated from. Window over the Kitchen sink

Flooring Floor level? Even? Can salvage existing hardwood? Vinyl Require underlayment Kitchen, Bathroom, Laundry, Entry Carpet Bedroom, Hallways, Livingroom Laminate Anywhere in the house

Siding Evaluate before making a decision Painting Good option if stable and in good shape Vinyl Siding Masonite / LP Smartside Cement Board Requires special tools Trim may be expensive

Roof Guideline Replace any roof older than 10 years Why?

Typical Professional Tasks Electrical Plumbing HVAC Excavation Maybe Roofing Policy is any roof over 6-12 pitch is not volunteer friendly Any Roof older than 10 years Sheetrock

Generate a proposed budget Assemble all material costs, professional services, Utility hook up and all identifiable associated costs. Does this cost fit your model, resources etc.? If so obtain authorization to move forward. If not, Identify parts of job that may be isolated for future work or eliminated.

Materials Gifts in kind Partnering with suppliers/vendors and trades Big Box Stores Standard, standard, standard Readily Available for damage, replacement or design changes Carry most all commonly used items Avoid custom doors, cabinets, designer fixtures etc

Tool and Equipment Typical Tools required for each volunteer Safety Glasses Dust Mask / Gloves Nail Apron Hammer Tape measure Pencil Utility Knife

Appliance Case by case Evaluate need Should not be a general practice May replace one if others are okay Appliances must work, they are not required to be top of the line nor matching each other

Energy Efficiency Insulation Doors Windows Appliances HVAC

Insulation Wall Attic / Blow in Styrofoam/beneath siding Blow in wall / typical contractor task Foundation / Crawl space Interior / exterior styrofoam foundation

You control the project and the worksite Be aware of gifts, good deals or reduced labor rates if they affect your job. You must define your expectations Free windows that require reframing may not be a good idea A contractor that will work “when he can fit it in” to his schedule may be a liability to your project.

Develop a Construction Schedule Construction must be coordinated Construction must be sequential Set goals and timelines Often enthusiasm wanes and the project stalls How do you measure success without goals? Trades and inspections must be scheduled at specific points in the project.

Construction Manager Monitor compliance with all necessary permits and construction standards. Ensure that all necessary inspections will be scheduled to fit our build schedule

Volunteers Necessary instruction/training Detailed expectations and instruction Supervision Sign in Sign out You control the job

Volunteers Must be allowed to succeed Safe comfortable work setting is required. Must be dressed appropriately for the job. No open toed shoes No loose baggy clothing Must be given Safety Orientation Provided any required safety equipment

You control the project and the worksite Project should be a No Phone Zone Worksite clean throughout the day Power tool protocol Evaluate who can use power tools