I like the way you opened up the kitchen with the L shaper breakfast bar.

Thanks!

The rehab on this one started Sept 25 and we’re expected to finish up by the end of next week. This would make it exactly a 6-week project, which is what we originally projected.

So when it’s all said and done, what’s your total estimated timeline for the project?

…jp

We have one full-time employee in the business (besides my wife and myself). He handles the day-to-day project management and contractor issues.

Other than that, we use all independent contractors. In total, we have 11 companies on contracting on this project (including: plumbing, electrical, HVAC, cabinets, carpenter, painters, waterproofing, flooring, garage doors, termite treatment, and windows) .

For the most part, we use the same contractors on every project, and some have been around for the last dozen houses. Once we find contractors we like, we treat them like gold, as most of the contractors out there are horrible…

There are two reasons we’ve done drop ceilings:

1. Difficulty sheetrocking around duct work. In many cases in basement, there are ducts that hang down below the studs, so if you were to sheetrock, you’d have to either raise the ducts up (which can be difficult/impossible in some cases), sheetrock around the ducts (which leaves a non-uniform ceiling), or extend the studs with additional 2×4’s (which gets expensive).

2. Access to plumbing or duct-work. In the cases where there is a major distribution point for plumbing, electrical or HVAC, we want to maintain access in case we need to do additional work (or repairs) later;

3. In the case of this house, most of this room already had a drop ceiling installed, so when we extended the room, it was much cheaper to extend the drop ceiling as well (leaving the original), as opposed to sheetrocking the whole thing.