primitive wants to renovate mobile home

[franksolich]

http://www.democraticunderground.com/11582837

Oh my.

Despite that it's long, and despite that I personally have never had anything to do with trailer homes, I found this rather interesting, although it seems to me the primitive would've just been better off hiring someone to build a house for her (it's a "she").

haele (5,757 posts)    Sun Feb 16, 2014, 10:17 PM

Demo Party! and Mobile Home Renovation hints appreciated!

Okay we came into some cash, ran a lot of numbers and considered our situation, and purchased an "as is" 1970 1562 sq. ft. double wide that had been maintained well and had had AC added in 2002. (Well, maintained well except for when the owner apparently decided he could save money doing his own work around 6 years ago - looks a newly-retired shipyard worker thought since he had the time, he could DIY - bein' a retired shipyard worker myself, I recognize the signs...)

So, after two inspections we need to:
- Rip up the existing original carpet and fix the soft spots in the sub-floor
- Replace the carport steps (not original to the mobile home, wrong height) and carport door.
- Replace the main entry door (idiot tried to frame and set it himself, didn't finish the framing or seal the wood door, so everything in cracking)
- Replace the "back porch" door to the add-on rooms; idiot put a storm door instead of an entry door, and anyone could take the rusted hinges off and enter the house through the sun room and the large doggie door at the add-on foyer that room was attached to. He also cut the same huge doggie door into the original steel entry door, which rather defeated the purpose of security. We can replace the foyer and the original entry door later, but for now, the three actual entry doors need to be replaced.
- Replace the two large front-room windows (we're too close to the freeway to not have dual pane there)
- Replace the kitchen window (leaks, need dual pane)
- Replace master bath window.
- Fix minor plumbing in two bathrooms and the kitchen sink.
- Replace the shower stall and shower fittings in the master bath (old, corroded fittings, and moldy)
- Replace the leaking and corroded bathtub in the second bath - which does not have a shower.
- Replace chipped sink.
- Replace kitchen cabinets around the sink, where there was damage from a previous leak.
- Replace master bath cabinet (previous leak damage)
- Minor electrical beyond fixing polarity in outlets - which I can do -(i.e., bad splice repairs, putting in GFI outlets, 220 repair, hard-wiring overhead fans into a switch plate, add an outdoor outlet near sheds under carport for "work")
- Cut out base cabinets under stove top and surrounding counter-top (70 ft)
- Replace stove top and wall oven (both original and not working properly) with new stove.
- Replace existing "too low" stove hood (19 inches above gas stove top) with more flush-mount (adding 8 inches in height) to overhead cabinets. Spray fire retardant material in surrounding cabinetry.
- Re-frame refrigerator "cabinet"- owner had improperly cut out original tower cabinet to get a new one in. We're probably going to just go with a shelf framed in instead of trying to keep it a cabinet with doors.
- Re-configure wall oven tower (cap off the gas line under the floor) for a microwave and perhaps a small appliance station (for kitchen aid stand mixer, etc.)
- Drain pan to go under washer/dryer.

That's the "Need to Dos". Seller had to re-seal the roof as part of the sale (we observed process, have the receipts for materials, and had the inspector look at it again)

Want to do's:
- Bamboo flooring throughout main rooms, cork tiles in bathrooms,
- Paint over the paneling, repaint the ceiling.
- Replace some other windows in the add-on room with dual-pane windows that do not open.
- Replace the "doggie door" doors
- Re-configure "master suite" for easier access to the bathroom; currently, the bathroom is accessed through a hall beyond the huge walk-in closet where there's also a funky make-up vanity with a marble (or marble-like stone) top; we're tearing that out anyway, but the bathroom doorway is only 27 inches wide, and we want it wider and want to take some of the 8x6 closet space (we might use half of it, if we also store everything else we aren't using in the house) to get us a larger opening.
-Use Forza Stone in the master shower (a 54 x 36 alcove shower )vice a plain shower stall surround. I have searched and searched, and have no idea how much that stuff costs...
- Landscaping (there is a back yard and side yard areas and we can do that at our leisure.)
 
Okay, first question is, what do I rip out with my party? I know I'll probably want to do the cabinet rip-outs when I have the plumber and appliance people come in (because I'm not doing my own plumbing or gas appliance installation), so do I just start with the carpeting?

The kitchen and original hall entries are rolled linoleum. The bathrooms are linoleum tile. Since I'm planning on installing a floating floor "ourselves" to save money and to ensure the quality of the installation, should I attempt to take up the kitchen and hallway along with the carpet and the tiles or just float the floor over them?
 
Second - as we still do have a budget around $30K, what in our "need to do" list should we think about doing ourselves? Keep in mind there are just two of us, and one is fully disabled.
 
Any recommendations for good sources/manufacturers or ones to keep away from would also be most appreciated. We already know that Lumber Liquidator has a high wastage percentage, but we would like some hints on how best to find materials that are good and cheap - or re-used.
 
Or if anyone in the San Diego area is interested, we'd certainly accept the help...

X_Digger (14,836 posts)    Mon Feb 17, 2014, 12:15 AM

1. Whew, that's one heck of a list!

For the demo party, I'd prioritize things that you can't do without help- anything unwieldy like carpet, or anything heavy like appliances.
 
If you have a reciprocating saw, cabinets can be taken out a little at a time by one person.
 
Re the linoleum floors- it would depend on the height difference. If the entryway and bathrooms have a thicker sub-floor to make up for the carpet, you'd want to get as much of the existing floor up as possible- nothing worse than stubbing your toe on the floor as you enter a room, or that sick instant when you put your foot down and the floor's not where you expect it to be.
 
As to what to DIY, that depends on your skill / comfort level. There are a few things that I personally refuse to do- roofing and tile to name two (too damn old, too out of shape.) If your crew is 1.5 folks, you might think about getting help with those windows and doors. They can be heavier than you'd expect. Same with the tub
 
As to sources, etc- is this going to be your primary residence, like right now, or are you living elsewhere while you get this ready to move in? You can get some really good deals through habitat for humanity's re-store, but it's not a big box store that has one of everything- you might have to find a couple nearby locations and keep hitting them once a week until you can find what you need. You can also keep an eye on craigslist- if you're comfortable evaluating used / semi-used materials, it can be a great way to get things on the cheap.

Wash. state Desk Jet (1,946 posts)    Mon Feb 17, 2014, 01:57 AM

2. !!! you are going to be busy for a while

Like X Digger said a lot will depend on your skills. On the demolition, well, what your doing is taking it apart. Since it's a trailer my guess is the bath tub should be a fairly simple removal.

Any demo and hauling off construction waste is going to save you money.

When I rip out carpet I usually take a razor knife and cut it into strips about 24 inchs or so wide ,than roll it up one strip at a time ,than tape it- it is easy to load it up and haul it away that way!

Same with the carpet padding,cut it into strips 24-to 30 inchs wide there abouts roll it up and tape it with duct tape !Change blades a lot-if the knife don't rip through that carpet in one swipe,shange or reverse the blade. The tack strips last ,I tape those up too because those tack strips are far more easy to handle that way and it bags up better too. This method keeps order to the demo pile.

As you will know construction waste builds up fast and the last thing you want to do if go fishing through yer junk pile loading it up in a truck, than get bit by those carpet track strips ! Next to the pile would be cabinets would be my guess ! See where I'm going with your junk pile ? ! Nice and orderly !
 
Lets see, linoleum ,if it's not in bad shape a floating floor is made to float over it ! Why make more work for yourself !
 
I would suggest you get yourself a helper and have at the demo . Rip out those carpets and caninets ,the bad bath tub- what the heck remove the toilet and vanity and do it up right.
 
The best time to go after plumbing and electrical issues is after the demo is done because everything is wide open.
 
Get yourself some self help books -there a book for everything at a cost of about $15.00 per.

Why not you got $50.00 or $75.00 bucks to invest in yerself right ? !

Than you need a helping hand ,some young guy that wants to make some money and help ya.

Maybe even knows something !

On yer appliances ,you simply have those delivered !

Do all the demo first.

Do a tool inventory and figure out what you need inso far as tools and have at it.
 
It shouldn't cost you in total what you have allowed in expenses if you shop smart and do as much as you can yourself with a helper.
 
Look around for a do it yourself book specializing in trailors.

Also, look around for a good handyman -general contractor that does work time and materials. Or you buy the materials get it there and the contractor goes on time.
 
Look up building materials in your locality ,than discount building materials , used building materials ,than specifics the same carpet-tile linoleum,windows doors ,tubs tub surrounds on so on.Craigslist has a section used and unused bulding materials- I recently bought a lot of quality tile off from a tile guy on craigslist, he had a ton of good stuff left over from a very large job & sold the lot of it too me for $100.00 and he was glad to see it all go.
 
I'm guessing but I think your doors and windows ,the originals that came with the trailor might be speciality items-or special order- there is where you have to do some research.
 
I recently finished up a total do over in a 2 story unit in October-floating floors new kitchen ,new bathroom, on and so on,every thing new. It's a lotta work. It helps a lot to have a helper even if the helper is just another set of hands, you can always teach them as you go,that is unless you got one that has no brains and is all thunbs !
 
Seems I lost a couple of paragraphs !

From what I read in your post ,it seems to me if you shop smart and are not fighting against time, you should be able to do everything you listed well under the amount of monies you have set aside for your project.
 
For example, I removed all the kitchen cabinets and 25' be 18 ' of floating foor in one day myself, and I'm an old guy. The next day I went up stairs and took out a complete fiberglass tub and tub surround one piece-had to cut it out there is three pieces, hauled it downstairs and out to the junk pile where the flooring and cabinets were piled up.
 
After I gutted the bathroom total two days the flooring and cabinets came in for pick up.

Since I had to pick up and deliver the goods as well as install it all, that is when I knew it was past the time to hire a helping hand.
 
To have it all hauled off we got a hauler to do it for about $150.00

They came back when the project was done to pick up the last load for about the same price.

$300.00 total hauing fees.

The sq. footage is about 25'x's 18' twice with a stair case. All wood cabinets, granite counter tops -real wood scratch resistant floating floors down stairs and landing -really nice stuff, carpet upstairs and staircase, new bathub plus tile in and all new appliances. 20,000 something in total with labor. However the cabinets and granite counter tops came from a Chineese dealer !And they fabricated the material on location. Chineese people .

Sad to say it;s just too good a deal to pass up ! There's a lot contractors around here standing in the very same dog house !
 
Five years ago that granite was 3 to 6 thousand at one of the suppliers. It was less than one thousand . But five years ago these suppliers did not exist.
 
In the remodel game as do it yourselfer or a contractor it is all about finding the best you get for the least you can pay.When the product is good and price is right you got to go for it.

haele (5,757 posts)    Mon Feb 17, 2014, 02:42 AM

3. Well, I have a sometime helper - future son-in-law

He "manages" his family condo business, so he has some knowledge. I'm old and my knees and back are shot, but I grew up doing some renovation work and part of my career included renovation of shipboard living quarters, and that's somewhat similar (but not the same). We hope we can move in by the end of April by working weekends and weeknights after work.
 
The list seems long, but I think most of it can be done in grouped stages, and that's what I'm trying to figure out; how to coordinate both my work and when to call in contractors to do their work. I don't want to mess with siding or anything that can affect the structure and might cost more to "fix" if I screw something up (like door or window installation) since this is a manufactured home with not a lot of space between the aluminum roof and the ceiling board, and I certainly don't want to mess with the old vapor barrier between the crawlspace and the structure.
 
We do have a friend who lives at the park, who had found out this trailer - a REO - was getting ready to go on the market and let us know as soon as it listed because he knew we were looking and needed something that either had been or could be converted to ADA requirements for accessibility at a reasonable price. He's also the park handyman (retired C-27 - mobile and manufactured home contractor) and has been a great help by knowing what the regulations are; he's agreed to help us (for a fee, of course) to manage some of the mobile home specific work and perhaps help out between his other jobs.
 
My husband will be overseeing any contractor work; as he's disabled, he's indicated that so long as he's provided with a comfy chair, his books, and some music, he'll be there during the day to "let the contractors in, out, and to get parts as needed."
 
Again, I guess my main concern after budget would be about "prioritization". I'll be posting pictures on this project if anyone's interested. Except for the stuff under the crawlspace. I can't get down into the posture needed to do things like hit the few jacks with WD-40, a wire brush, and Rustoleum to get surface corrosion off anymore. And I sincerely doubt that the FSIL (who would begrudgingly help with some demo, hauling, painting and flooring) would be willing to do jobs like that without us providing a significant dowry as incentive.

Wash. state Desk Jet (1,946 posts)    Mon Feb 17, 2014, 03:09 AM

5. I check in at least once a day.

I out on a job tomorrow for the guy that owns the apartment building I last worked on. He's one of my few remaining clients, I'm getting too old for this stuff ! And my significant other has a long enough to do list around here to keep me going for the next five years ! That she does indeed !
 
All of which should have been done ten years ago ! So I'm always in the dog house. !
 
About all I can do is offer advice if you need any.

I am a semi retired general contractor who is getting too old for this stuff !

By the way, how are things down your way,I used to live there back in 81. Moved on up to L.A. than oven on back to Seattle !
 
But the weather back there ,-sure would be a sight for sore eyes, not to mention those akes and pains in my back ! Saving grace ,we have friends in Long Beach !

Wow.

The defrocked warped primitive used to live in a trailer house.

Warpy (74,344 posts)    Mon Feb 17, 2014, 02:56 AM

4. If there's a built in hutch, rip it out with a smile on your face

Of all the mobile homes I've seen, none of them has had a well planned built in hutch. They all ate floor and wall space without providing that much more storage. Buying a piece of freestanding furniture for whatever you'd put in that hutch will save space while increasing storage.
 
Check between the storms and interior windows. You might have to replace that bottom strip of wood between them. It's varnished balsa wood and humidity destroys it quickly.
 
Doors are often the first things to go on mobile homes, has to do with the flimsy hinges.
 
If this one is permanently set on a foundation, you can rebuild it with confidence, getting rid of the cheesy balsa wood interior they did because it saved weight. If it's in a park and you would conceivably want to move it, then visit a trailer supply house for the new doors, windows, cabinets, and bits and pieces. You'll want to keep the weight low.
 
There's no reason you can't pull out a skinny bathroom door and replace it with something more reasonable. Just realize there might be a reason the door is so skinny, like plumbing, electrical, or heating stuff in the wall on either side.
 
In any case, I rehabbed the interior of my trailer, redoing floors, peeling wallpaper and taping and mudding the drywall under it. And taking a crowbar to that stupid hutch. Mine was about half the square footage yours was and I loved it, every inch but that hutch was well planned space. If I could have had it moved to this part of town, I would have.

haele (5,757 posts)   Mon Feb 17, 2014, 04:18 AM

7. I hear you about the windows, they're all dried.

We've got to replace four windows anyway, and at least three doors are going to be replaced ASAP for security reasons, if nothing else.

I've got a good set of power tools from when I used to work shipyards, and a work-bench with comfy bar-stools we currently have stored in our (storage) garage at the place we're renting now, so my husband has agreed to work the portable table saw set-up to cut floor-board, various wood pieces/parts and molding as we need it in the carport.

That is, once we have an electrician come in and give us an outdoor outlet, of course.

[GOBUCKS]

Okay we came into some cash, ran a lot of numbers and considered our situation, and purchased an "as is" 1970 1562 sq. ft. double wide

Must have been one hell of a windfall.

[Skul]

Gallon of gas and a match would handle the whole problem. 

[Dori]

Gallon of gas and a match would handle the whole problem. 

I wonder where it's located.  The only think I can think of that would make all that worthwhile, is if it's on a nice piece of property that they own and not in some mobile park where you have to pay rent on the lot and have a HOA telling you how to live.

[HeavyMetal]

Why even post about that?  My house is only 7 years old and I could make a list of things that long that I would do to improve it too.  Maybe he was looking for the 'Congratulations on your new purchase" posts.  He also doesn't mention how much he paid for it.  My guess is too much.

[Big Dog]

haele (5,757 posts)    Sun Feb 16, 2014, 10:17 PM

Demo Party! and Mobile Home Renovation hints appreciated!

(snip)
 
Or if anyone in the San Diego area is interested, we'd certainly accept the help...

Lieutenant gNad, please pick up the white courtesy phone...

[Dori]

Maybe he was looking for the 'Congratulations on your new purchase" posts. 

I think this is why she posted it.

Or if anyone in the San Diego area is interested, we'd certainly accept the help...

[I_B_Perky]

haele (5,757 posts)    Sun Feb 16, 2014, 10:17 PM

Demo Party! and Mobile Home Renovation hints appreciated!

Okay we came into some cash, ran a lot of numbers and considered our situation, and purchased an "as is" 1970 1562 sq. ft. double wide that had been maintained well and had had AC added in 2002. (Well, maintained well except for when the owner apparently decided he could save money doing his own work around 6 years ago - looks a newly-retired shipyard worker thought since he had the time, he could DIY - bein' a retired shipyard worker myself, I recognize the signs...)

So, after two inspections we need to:
- Rip up the existing original carpet and fix the soft spots in the sub-floor
- Replace the carport steps (not original to the mobile home, wrong height) and carport door.
- Replace the main entry door (idiot tried to frame and set it himself, didn't finish the framing or seal the wood door, so everything in cracking)
- Replace the "back porch" door to the add-on rooms; idiot put a storm door instead of an entry door, and anyone could take the rusted hinges off and enter the house through the sun room and the large doggie door at the add-on foyer that room was attached to. He also cut the same huge doggie door into the original steel entry door, which rather defeated the purpose of security. We can replace the foyer and the original entry door later, but for now, the three actual entry doors need to be replaced.
- Replace the two large front-room windows (we're too close to the freeway to not have dual pane there)
- Replace the kitchen window (leaks, need dual pane)
- Replace master bath window.
- Fix minor plumbing in two bathrooms and the kitchen sink.
- Replace the shower stall and shower fittings in the master bath (old, corroded fittings, and moldy)
- Replace the leaking and corroded bathtub in the second bath - which does not have a shower.
- Replace chipped sink.
- Replace kitchen cabinets around the sink, where there was damage from a previous leak.
- Replace master bath cabinet (previous leak damage)
- Minor electrical beyond fixing polarity in outlets - which I can do -(i.e., bad splice repairs, putting in GFI outlets, 220 repair, hard-wiring overhead fans into a switch plate, add an outdoor outlet near sheds under carport for "work")
- Cut out base cabinets under stove top and surrounding counter-top (70 ft)
- Replace stove top and wall oven (both original and not working properly) with new stove.
- Replace existing "too low" stove hood (19 inches above gas stove top) with more flush-mount (adding 8 inches in height) to overhead cabinets. Spray fire retardant material in surrounding cabinetry.
- Re-frame refrigerator "cabinet"- owner had improperly cut out original tower cabinet to get a new one in. We're probably going to just go with a shelf framed in instead of trying to keep it a cabinet with doors.
- Re-configure wall oven tower (cap off the gas line under the floor) for a microwave and perhaps a small appliance station (for kitchen aid stand mixer, etc.)
- Drain pan to go under washer/dryer.

That's the "Need to Dos". Seller had to re-seal the roof as part of the sale (we observed process, have the receipts for materials, and had the inspector look at it again)

Want to do's:
- Bamboo flooring throughout main rooms, cork tiles in bathrooms,
- Paint over the paneling, repaint the ceiling.
- Replace some other windows in the add-on room with dual-pane windows that do not open.
- Replace the "doggie door" doors
- Re-configure "master suite" for easier access to the bathroom; currently, the bathroom is accessed through a hall beyond the huge walk-in closet where there's also a funky make-up vanity with a marble (or marble-like stone) top; we're tearing that out anyway, but the bathroom doorway is only 27 inches wide, and we want it wider and want to take some of the 8x6 closet space (we might use half of it, if we also store everything else we aren't using in the house) to get us a larger opening.
-Use Forza Stone in the master shower (a 54 x 36 alcove shower )vice a plain shower stall surround. I have searched and searched, and have no idea how much that stuff costs...
- Landscaping (there is a back yard and side yard areas and we can do that at our leisure.)
 
Okay, first question is, what do I rip out with my party? I know I'll probably want to do the cabinet rip-outs when I have the plumber and appliance people come in (because I'm not doing my own plumbing or gas appliance installation), so do I just start with the carpeting?

The kitchen and original hall entries are rolled linoleum. The bathrooms are linoleum tile. Since I'm planning on installing a floating floor "ourselves" to save money and to ensure the quality of the installation, should I attempt to take up the kitchen and hallway along with the carpet and the tiles or just float the floor over them?
 
Second - as we still do have a budget around $30K, what in our "need to do" list should we think about doing ourselves? Keep in mind there are just two of us, and one is fully disabled.
 
Any recommendations for good sources/manufacturers or ones to keep away from would also be most appreciated. We already know that Lumber Liquidator has a high wastage percentage, but we would like some hints on how best to find materials that are good and cheap - or re-used.
 
Or if anyone in the San Diego area is interested, we'd certainly accept the help...

Apparently not that well maintained.

Then we got a 30 grand budget according to the dummie. Methinks that the dummie is just crowing that it has housing and 30 grand. That is a lot in dummie world.

[Gina]

Lieutenant gNad, please pick up the white courtesy phone...

I can see her in her tool belt 

[HeavyMetal]

I think this is why she posted it.

hahahahahah.. Not like the DUmmies have anything better to do anyway..

[vesta111]

hahahahahah.. Not like the DUmmies have anything better to do anyway..

A 1970 double wide at as in condition---OY------

My 94 brand new at the time has in 20 years had to have much replaced.   Today we are looking at after all this time a new furnace, had to replace the hot water tank and dishwasher and fridge.

We replaced the flooring in the kitchen but the floor boards still squeak when walked on. 
Only thing holding up is the wall to wall carpet that is wool and will go another 15 years.

The plumbing is plastic, will need $5,000 to get it up to date. So far no problems but to resell all this needs to be done.  As is the roof re shingled ----Age puts a time on things today, nothing is meant to last but 20+ years.     

For a 1970 double wide in as is condition, anything over $10,000 is asking for trouble up here in the north.  From the list of things to add at $30,000,, I would add on another $15,000  and still the home will be evaluated at town tax for $10,000.

I did want to update my home until we got the last tax bill from the town, my home had been deflated by $30,000.   Sure less taxes but a problem if we want to sell for less then we bought it for.

Nothing I do to improve the inside will add value to the home, My kitchen cabinets were beautiful but kept coming loose so we decided to go with the open concept and removed the ones on top, a floating concept that allowed us to see all inside.   Works for me but a buyer may not want this.

Then the idea of knocking down walls, has to have someone that knows about the load baring walls and what to leave in place.

What a mess, so much one wants to place in their home that will not repay them any one red cent.

[JohnnyReb]

DUmmie trailer needs a complete overhaul......put the wheels back under it and "haul".

But during the time democrats had complete control of my county they passed an ordinance.....any trailer/moblehome/doublewide, etc. that is 20 years old or older can not be moved, period. You can't even get a permit to pull it to the trash dump. You have to tear it down in place and haul it to the dump in pieces.

[landofconfusion80]

DUmmie trailer needs a complete overhaul......put the wheels back under it and "haul".

But during the time democrats had complete control of my county they passed an ordinance.....any trailer/moblehome/doublewide, etc. that is 20 years old or older can not be moved, period. You can't even get a permit to pull it to the trash dump. You have to tear it down in place and haul it to the dump in pieces.

Probably good reason why:  Read how primitives move a trailer

Pancake helps you move

[BattleHymn]

Probably good reason why:  Read how primitives move a trailer

Pancake helps you move

Now that is some first-rate hilarity there.   

[JohnnyReb]

Now that is some first-rate hilarity there.   

Like the guy at an Elvis concert....

"Pancake" has left the scene.

[vesta111]

Like the guy at an Elvis concert....

"Pancake" has left the scene.

yikes, the people that Move their single and double wide nave no such problems.

[GOBUCKS]

But during the time democrats had complete control of my county they passed an ordinance.....any trailer/moblehome/doublewide, etc. that is 20 years old or older can not be moved, period.

Sounds like the first democrat law that makes sense.

Without something like this, or those pesky HOA restrictions that everyone seems to hate, a democrat can drag his ratty 30-year-old Holiday Rambler onto the lot, or the driveway, next to your home and move in.

If you have a democrat AND a trailer next door, you have an instant slum.

Then try to sell your house for a reasonable price.