Wood Frame house advice

Hi Brownstoners- I’m looking for some help/advice. I currently have an offer in at a woodframe house in Greenwood. The house is in need of work but it’s hard to say what level of investment I should be prepared for. I am trying to schedule a home inspection and would love to bring in a contractor to get advice. I am worried that it may have some strucutal issues but have no idea what they might cost to fix. The house is only 1400 square ft. I would need to renovate kitchen and two bathrooms but hopefully not move any plumbing. Has anyone been in a similar sitiuation? Anyone have recommendations? Thanks in advance for your help!

jo84

in Construction 10 years and 5 months ago

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markgrogan | 10 years and 5 months ago

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Check this link trulia.com/voices/Quality_of_Life/What_problems_may_one_expect_with_a_wood_frame_hou-11240

cate | 10 years and 5 months ago

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I have a wood frame. Bought it five years ago. Very similar thoughts going in as what you have. Things to ask: Has it been well cared for? Is it lived in now? If so, that’s somewhat reassuring. We had a little termite damage, not active, not a big deal. You inspector will inspect the beams and joists for termites and other damage. If something has to be replaced or sistered in basement, it’s not that expensive or difficult. Make sure the inspector knows about vinyl or other siding, if you have it, and can properly assess for any sign of leaks, bulging, etc. Ours may have missed something, I’m not sure.

slopefarm | 10 years and 5 months ago

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We renovated 3100 sf So Slope frame almost a decade ago and the scars are still showing on my psyche (and in our finances). Make sure you can handle 50% higher reno costs than whatever your contractor tells you. There are always surprises, and always things you will want to do that you don’t think of on the first go around.

carmenf | 10 years and 5 months ago

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We are currently renovating a 1900sqft, circa 1855 woodframe house in the same neighborhood. Feel free to email me if you’d like details, there are too many to list here! You can contact me at greenwoodframed at gmail

EJR | 10 years and 5 months ago

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It would be prudent to bring both an inspector and a contractor through the house, though perhaps not at the same time so they don’t get in each other’s way. I would hire the inspector first and then once you get the inspection report and have some idea what you are dealing with have a contractor walk through and see what it will cost to fix everything. An inspector will not place dollar values on things. Be prepared to spend a lot more than whatever number you have in your head right now. I just did this and it ended up costing about 4x what I originally thought it would. Part of the reason is that once you start fixing certain things you will expand the scope of work. Structural issues are a big wildcard, but you should assume you need all new plumbing and electric. I would say to budget $100,000 per 1000 sq. ft. to cover skim coating and painting walls, refinishing flooring, new windows, and new bathrooms. Kitchen might add to that. Some of this depends on the level of finishing you want, but not as much as you’d think. Labor is the big expense here. If you can do anything yourself it will save money, but I realize that is often not realistic. Since you mention this is a wood frame house, make sure you get an inspector that is certified to examine for termites and termite damage. In a row house termites can only do so much damage, but in a wood frame house, they can destroy it. If the structural damage relates to a few joists or whatnot, it shouldn’t be that expensive. If it relates to the foundation it could get expensive.