I work on construction projects in the city a lot, and this is a complex question with lots of different variables. In my experience, renovations can range anywhere from $200 per square foot, all the way up to $500, depending on the type of home, the location of the home, the materials being used, if you're working in kitchen and bathrooms, electrical work, plumbing work, structural work etc. If you want to talk through your project in more detail or if you need referrals for architects or contractors, let me know and I'd be more than happy to help!... more
If it's an investment property from which you gain income, assessments are deductible.
If it is a primary residence and the roof/assessment is specific to your unit then the amount for the roof is applicable to apply to lower your capital gains when you sell your unit (Keep your receipts/payment stubs/invoices).
If the assessment is for a roof that is shared by your entire condo association that is much more complex and you will have to talk to your accountant to gauge what amount is applicable against your capital gains.... more
The best way is hire a architect /engineer even you want to have minimal change from the previous plan. Also the engineer can submit the plan to the city for you, and if you have questions regarding the plan you need a good engineer. I am working with a architect/engineer is pretty good, you can message me if you want to have his contact info.
Everything is a trade off between strengths and weaknesses:
top quality copper will last 50+ years if not subject to electrolysis, but it's more vulnerable to settlement and earthquake, exposes users to minute amounts of lead, and copper. PEX is hard and flexible, I don't know if history shows any problems from rodent attacks? Being a chemical based product, it exposes users to some amount of chemicals which many may prefer to avoid. PEX is faster to install, only approved for use in San Francisco about a year ago per my plumber source who uses it.... more
Section 134 of the San Francisco planning code includes the rules for corner lots. You can find the planning code on-line. If you go to section 134, which is quite long, and search for "corner lot", you can find the information you need. The folks at the planning counter on Mission Street are also very helpful.... more
Both adjacent and nearby owners and renters can object to construction they don't know about, i.e., no permit posted. This is risky for those who are doing work WITHOUT permit as they risk a stop-work order and all kinds of problems and fines then. Other reasons: noise, messiness, unsafe conditions.
Also even if work is permitted, if work is being done is disruptive outside of agreed-upon hours neighbors may complain.
San Francisco is a special place (densely populated one at that) where everyone has a say; oftentimes passionately so. Once a complaint is lodged things can get tied-up administratively and relationships can deteriorate rapidly. Compromise is a better solution if possible. So, whether you're being disruptive or being disrupted.... more
I am afraid you don't have an argument. The remodeled lobby won't add any value to individual condo. It will only impress the potential buyers, but it won't be taken into consideration when evaluating the individual units.... more
Absent a complaint or some unsafe condition, I've never heard of the city requiring someone to remove a small extension. The worst outcome that's likely is that the city won't give you the permit for your deck.
When you submit plans, get some help from an architect or designer. You want to submit plans that reflect the true conditions - else an inspector won't approve the work - but that don't force the issue about the extension.... more
I think they make rooms look smaller, and nowadays the trend is towards open space and great rooms, even including the kitchen into the mix. Also, if you have any plans of selling in the future, you only narrow your buyer pool by not making the house as accessible and disability friendly as possible for the future, or maybe some new friends while you're still living there!. It doesn't sound like something you planned or wanted, so I vote to update the area! And when you're ready for a vacation home up here in the wine country, drop me a line! Best,
Terry Bell, CPS RE, Sonoma County, CA
Not enough information to answer the question. How many steps, how many landings
how big are the landings? What material, concrete, wood, steel, exotic other? Complete tear down, and rebuilt or rehab existing?... more
There is another important factor to consider. If the new "garage" can be built out to the existing footprint, you have essentially created a new floor to your home (this can be done with large basements). This can allow not only a garage but added bedrooms, home office, bathrooms, etc. You could conceivably take a 3bed/2 bath house and convert it to a 5 bed/3b or 5b/4b plus a garage. That can have a substantial impact on the market value of the home.... more
Asbestos removal is best done by a professional. The biggest risk for having asbestos in your home is if it is damaged and the fibers are breathed in. If you're removing it, that's almost guaranteed if you don't have the right equipment. Personally, I'd have it removed as soon as possible by a company that specializes in that stuff. http://www.aplusbs.com.au... more
First, set a budget. Second, have a "big picture" plan set that include long term goals/projects so as not to do the same jobs twice. These may include electrical panel upgrade, adding a room above a garage, etc. Third, make sure that you inform your Contractor of the budget and future plans along with a list of specific elements, such as appliances, fixtures and flooring, including manufacturer. This honest approach will prevent you from spending money where you don't have to. If what you want can't be realized inside your budget, your Contractor might suggest ways to scale back down to it.
Remember; you get what you pay for, so going with the lowest bid may not get you the quality finished product you were looking for. I hope this helps.
Respectfully, Marc Carrillo
General Contractor and Remodeling Specialist
Tight Lines Construction Inc
1124 Mason Dr
Pacifica, Ca 94044