Advice with upgrading an old house

[an]

[quote=Clifford][quote=AN]But for the kitchen, it was done by the GC and he coordinate w/ the cabinet people and granite people, since I didn’t have that contact at the time.[/quote]

AN,

how much did you pay the GC to coordinate/supervise cabinet people & granite people ? In other words, how much would you have saved if you did the coordination yourself ?[/quote]

It would probably saved me about 20-30% had I have those contacts before hand.

[an]

[quote=Clifford]I plan to do this. And please tell me if this is naive or crazy.

The house is vacant. I’ll leave the keys (the old keys left by the previous owner) under the door mat for the individual contractors to use.

I’ll schedule the contractors to come in on certain days to do their work. I plan to stop by each morning before work & each evening after work to check on the progress.

I’m aware of the potential for vandalism, but I think that’s a measured risk.[/quote]
You can always buy yourself a lock box.

[an]

[quote=Clifford]I plan to do this. And please tell me if this is naive or crazy.

The house is vacant. I’ll leave the keys (the old keys left by the previous owner) under the door mat for the individual contractors to use.

I’ll schedule the contractors to come in on certain days to do their work. I plan to stop by each morning before work & each evening after work to check on the progress.

I’m aware of the potential for vandalism, but I think that’s a measured risk.[/quote]
You can always buy yourself a lock box.

[an]

[quote=Clifford]I plan to do this. And please tell me if this is naive or crazy.

The house is vacant. I’ll leave the keys (the old keys left by the previous owner) under the door mat for the individual contractors to use.

I’ll schedule the contractors to come in on certain days to do their work. I plan to stop by each morning before work & each evening after work to check on the progress.

I’m aware of the potential for vandalism, but I think that’s a measured risk.[/quote]
You can always buy yourself a lock box.

[an]

[quote=Clifford]I plan to do this. And please tell me if this is naive or crazy.

The house is vacant. I’ll leave the keys (the old keys left by the previous owner) under the door mat for the individual contractors to use.

I’ll schedule the contractors to come in on certain days to do their work. I plan to stop by each morning before work & each evening after work to check on the progress.

I’m aware of the potential for vandalism, but I think that’s a measured risk.[/quote]
You can always buy yourself a lock box.

[an]

[quote=Clifford]I plan to do this. And please tell me if this is naive or crazy.

The house is vacant. I’ll leave the keys (the old keys left by the previous owner) under the door mat for the individual contractors to use.

I’ll schedule the contractors to come in on certain days to do their work. I plan to stop by each morning before work & each evening after work to check on the progress.

I’m aware of the potential for vandalism, but I think that’s a measured risk.[/quote]
You can always buy yourself a lock box.

[LuckyInOC]

Don’t try to do too much at one time – first things first. If it is R&R (Remove & Replace), the following schedule should work fine.It may need some tweaks for special conditions.

Remove all flooring, cabinets, etc you will be replacing: You can do this yourself with rental tools, but buy a wheel barrow, sell it later. Harbor Freight is a good source of cheap disposable tools. Put demo items in your garage as you go. Rent a U-haul truck and a friend to take demo to local disposal facility. Much cheaper then a large Trash bin ($300+). Time: Yourself – 1 wk, Contractor – 2-3 days

Design Kitchen Layout – Order Kitchen Cabinets. If bathrooms require custom cabinets, order these as well.

Relocated walls, electrical, water, gas as needed: Handyman, if minor < $750; General Contractor, if major. Replace the windows: You don’t want anything inside if you are not there. Time: Window Contractor 2-4 days Scrap & paint the ceilings: ’70s houses may have asbestos…verify…Use asbestos contractor, if necessary. If low ceilings (<9’) you could scrap yourself. Painting contractors may scrap, plaster, and paint your ceilings as well. Popcorn on high Cathedral ceilings, leave it…not worth the cost. Plus the popcorn does work acoustically!!! This could be done at the same time as the windows. Time: Painting Contractor 2-3 days (with no asbestos). For asbestos, call for quotes. Paint the Interior ( & Exterior): Bathrooms First – to install cabinets & tile early. Living Room Second – to store appliances & kitchen cabinets. Kitchen last – may want to relocate utilities prior to painting. Time: Painting Contractor 2-3 days Buy all your major materials and stage them in the living room or garage: Tile and grout for everywhere. Kitchen sink, dishwasher, range, stove, oven, hood, faucet, hardware. It will take 6-8 wks to get cabinets from HD or Lowes (Kraftmaid). Bathroom Cabinets, sinks, toilets, counter tops, hardware. Time: Yourself 2-3 weeks. Store items in order of use – prevents double handling and damage. Install Bathroom cabinets & countertops: You will be waiting for kitchen cabinets. You can start tile in bathrooms or wait to do all at once. The tile installer may install the toilets for you. Install Kitchen cabinets, etc.: You must be there for cabinet installation – take time off. You will be the Architect / Designer and must make snap decisions. Dry fit all base cabinets and check level/square before any installation. This is key for good countertop installation. Verify all connection locations in walls: Gas, water, plumbing. Gas valves for Ranges are rarely properly located and have very tight dimensions. Choose Range to purchase prior to installation. Best is to have range delivered prior to cabinet installation. For the best job, hire a finish carpenter or cabinet installer, not a General Contractor. Time: 2-3 days Install Tile: Bathrooms first, Kitchen Last after cabinet installation. Kitchen could be done when waiting for Granite countertop (template & fab). Install Counter Top, Sink with plumbing, Dishwasher, Range, Stove, Oven, Hood, hardware. Install Carpets: Carpet in bedrooms should be inexpensive and easy to do. Should be no issues. Pay bills... I am professional scheduler by trade (Large Mech. Contractor, Large Energy Contractor, GC for Stadium-style Theatres, Large Aerospace Contractor). I use MS Project daily, shouldn't be necessary on your project. If you never used it, you may be spending more time learning MSP then managing your project. I just completed a $30k Kitchen Remodel in 3 weeks in Nov-09. Gutted kitchen to walls, removed ceiling, removed and resupported structural wall, new Kraftmaid cabinets with Granite Counter and full granite backsplash. We purchased and received all major materials and appliances prior to contractor starting. I did the kitchen design myself with some help from the Lowes designer. More validation of design, than concept. GC just completed kitchen remodel of an exact same model in our track. Liked their work and did some design changes based that kitchen outcome. When we purchased our home 5 years ago, we did just the painting and flooring replacement, holding off on the kitchen. Tile downstairs, except wood living room. Stairs, Upstairs hall, and Bonus room - Wood; Bedrooms - carpet; Upstairs Bathrooms - Tile. 27 Windows replaced 2 years ago by a Window Contractor and took 3 days. Not a remodeling pro, but have the tools for understanding logical progression. Lucky In OC

[LuckyInOC]

Don’t try to do too much at one time – first things first. If it is R&R (Remove & Replace), the following schedule should work fine.It may need some tweaks for special conditions.

Remove all flooring, cabinets, etc you will be replacing: You can do this yourself with rental tools, but buy a wheel barrow, sell it later. Harbor Freight is a good source of cheap disposable tools. Put demo items in your garage as you go. Rent a U-haul truck and a friend to take demo to local disposal facility. Much cheaper then a large Trash bin ($300+). Time: Yourself – 1 wk, Contractor – 2-3 days

Design Kitchen Layout – Order Kitchen Cabinets. If bathrooms require custom cabinets, order these as well.

Relocated walls, electrical, water, gas as needed: Handyman, if minor < $750; General Contractor, if major. Replace the windows: You don’t want anything inside if you are not there. Time: Window Contractor 2-4 days Scrap & paint the ceilings: ’70s houses may have asbestos…verify…Use asbestos contractor, if necessary. If low ceilings (<9’) you could scrap yourself. Painting contractors may scrap, plaster, and paint your ceilings as well. Popcorn on high Cathedral ceilings, leave it…not worth the cost. Plus the popcorn does work acoustically!!! This could be done at the same time as the windows. Time: Painting Contractor 2-3 days (with no asbestos). For asbestos, call for quotes. Paint the Interior ( & Exterior): Bathrooms First – to install cabinets & tile early. Living Room Second – to store appliances & kitchen cabinets. Kitchen last – may want to relocate utilities prior to painting. Time: Painting Contractor 2-3 days Buy all your major materials and stage them in the living room or garage: Tile and grout for everywhere. Kitchen sink, dishwasher, range, stove, oven, hood, faucet, hardware. It will take 6-8 wks to get cabinets from HD or Lowes (Kraftmaid). Bathroom Cabinets, sinks, toilets, counter tops, hardware. Time: Yourself 2-3 weeks. Store items in order of use – prevents double handling and damage. Install Bathroom cabinets & countertops: You will be waiting for kitchen cabinets. You can start tile in bathrooms or wait to do all at once. The tile installer may install the toilets for you. Install Kitchen cabinets, etc.: You must be there for cabinet installation – take time off. You will be the Architect / Designer and must make snap decisions. Dry fit all base cabinets and check level/square before any installation. This is key for good countertop installation. Verify all connection locations in walls: Gas, water, plumbing. Gas valves for Ranges are rarely properly located and have very tight dimensions. Choose Range to purchase prior to installation. Best is to have range delivered prior to cabinet installation. For the best job, hire a finish carpenter or cabinet installer, not a General Contractor. Time: 2-3 days Install Tile: Bathrooms first, Kitchen Last after cabinet installation. Kitchen could be done when waiting for Granite countertop (template & fab). Install Counter Top, Sink with plumbing, Dishwasher, Range, Stove, Oven, Hood, hardware. Install Carpets: Carpet in bedrooms should be inexpensive and easy to do. Should be no issues. Pay bills... I am professional scheduler by trade (Large Mech. Contractor, Large Energy Contractor, GC for Stadium-style Theatres, Large Aerospace Contractor). I use MS Project daily, shouldn't be necessary on your project. If you never used it, you may be spending more time learning MSP then managing your project. I just completed a $30k Kitchen Remodel in 3 weeks in Nov-09. Gutted kitchen to walls, removed ceiling, removed and resupported structural wall, new Kraftmaid cabinets with Granite Counter and full granite backsplash. We purchased and received all major materials and appliances prior to contractor starting. I did the kitchen design myself with some help from the Lowes designer. More validation of design, than concept. GC just completed kitchen remodel of an exact same model in our track. Liked their work and did some design changes based that kitchen outcome. When we purchased our home 5 years ago, we did just the painting and flooring replacement, holding off on the kitchen. Tile downstairs, except wood living room. Stairs, Upstairs hall, and Bonus room - Wood; Bedrooms - carpet; Upstairs Bathrooms - Tile. 27 Windows replaced 2 years ago by a Window Contractor and took 3 days. Not a remodeling pro, but have the tools for understanding logical progression. Lucky In OC

[LuckyInOC]

Don’t try to do too much at one time – first things first. If it is R&R (Remove & Replace), the following schedule should work fine.It may need some tweaks for special conditions.

Remove all flooring, cabinets, etc you will be replacing: You can do this yourself with rental tools, but buy a wheel barrow, sell it later. Harbor Freight is a good source of cheap disposable tools. Put demo items in your garage as you go. Rent a U-haul truck and a friend to take demo to local disposal facility. Much cheaper then a large Trash bin ($300+). Time: Yourself – 1 wk, Contractor – 2-3 days

Design Kitchen Layout – Order Kitchen Cabinets. If bathrooms require custom cabinets, order these as well.

Relocated walls, electrical, water, gas as needed: Handyman, if minor < $750; General Contractor, if major. Replace the windows: You don’t want anything inside if you are not there. Time: Window Contractor 2-4 days Scrap & paint the ceilings: ’70s houses may have asbestos…verify…Use asbestos contractor, if necessary. If low ceilings (<9’) you could scrap yourself. Painting contractors may scrap, plaster, and paint your ceilings as well. Popcorn on high Cathedral ceilings, leave it…not worth the cost. Plus the popcorn does work acoustically!!! This could be done at the same time as the windows. Time: Painting Contractor 2-3 days (with no asbestos). For asbestos, call for quotes. Paint the Interior ( & Exterior): Bathrooms First – to install cabinets & tile early. Living Room Second – to store appliances & kitchen cabinets. Kitchen last – may want to relocate utilities prior to painting. Time: Painting Contractor 2-3 days Buy all your major materials and stage them in the living room or garage: Tile and grout for everywhere. Kitchen sink, dishwasher, range, stove, oven, hood, faucet, hardware. It will take 6-8 wks to get cabinets from HD or Lowes (Kraftmaid). Bathroom Cabinets, sinks, toilets, counter tops, hardware. Time: Yourself 2-3 weeks. Store items in order of use – prevents double handling and damage. Install Bathroom cabinets & countertops: You will be waiting for kitchen cabinets. You can start tile in bathrooms or wait to do all at once. The tile installer may install the toilets for you. Install Kitchen cabinets, etc.: You must be there for cabinet installation – take time off. You will be the Architect / Designer and must make snap decisions. Dry fit all base cabinets and check level/square before any installation. This is key for good countertop installation. Verify all connection locations in walls: Gas, water, plumbing. Gas valves for Ranges are rarely properly located and have very tight dimensions. Choose Range to purchase prior to installation. Best is to have range delivered prior to cabinet installation. For the best job, hire a finish carpenter or cabinet installer, not a General Contractor. Time: 2-3 days Install Tile: Bathrooms first, Kitchen Last after cabinet installation. Kitchen could be done when waiting for Granite countertop (template & fab). Install Counter Top, Sink with plumbing, Dishwasher, Range, Stove, Oven, Hood, hardware. Install Carpets: Carpet in bedrooms should be inexpensive and easy to do. Should be no issues. Pay bills... I am professional scheduler by trade (Large Mech. Contractor, Large Energy Contractor, GC for Stadium-style Theatres, Large Aerospace Contractor). I use MS Project daily, shouldn't be necessary on your project. If you never used it, you may be spending more time learning MSP then managing your project. I just completed a $30k Kitchen Remodel in 3 weeks in Nov-09. Gutted kitchen to walls, removed ceiling, removed and resupported structural wall, new Kraftmaid cabinets with Granite Counter and full granite backsplash. We purchased and received all major materials and appliances prior to contractor starting. I did the kitchen design myself with some help from the Lowes designer. More validation of design, than concept. GC just completed kitchen remodel of an exact same model in our track. Liked their work and did some design changes based that kitchen outcome. When we purchased our home 5 years ago, we did just the painting and flooring replacement, holding off on the kitchen. Tile downstairs, except wood living room. Stairs, Upstairs hall, and Bonus room - Wood; Bedrooms - carpet; Upstairs Bathrooms - Tile. 27 Windows replaced 2 years ago by a Window Contractor and took 3 days. Not a remodeling pro, but have the tools for understanding logical progression. Lucky In OC

[LuckyInOC]

Don’t try to do too much at one time – first things first. If it is R&R (Remove & Replace), the following schedule should work fine.It may need some tweaks for special conditions.

Remove all flooring, cabinets, etc you will be replacing: You can do this yourself with rental tools, but buy a wheel barrow, sell it later. Harbor Freight is a good source of cheap disposable tools. Put demo items in your garage as you go. Rent a U-haul truck and a friend to take demo to local disposal facility. Much cheaper then a large Trash bin ($300+). Time: Yourself – 1 wk, Contractor – 2-3 days

Design Kitchen Layout – Order Kitchen Cabinets. If bathrooms require custom cabinets, order these as well.

Relocated walls, electrical, water, gas as needed: Handyman, if minor < $750; General Contractor, if major. Replace the windows: You don’t want anything inside if you are not there. Time: Window Contractor 2-4 days Scrap & paint the ceilings: ’70s houses may have asbestos…verify…Use asbestos contractor, if necessary. If low ceilings (<9’) you could scrap yourself. Painting contractors may scrap, plaster, and paint your ceilings as well. Popcorn on high Cathedral ceilings, leave it…not worth the cost. Plus the popcorn does work acoustically!!! This could be done at the same time as the windows. Time: Painting Contractor 2-3 days (with no asbestos). For asbestos, call for quotes. Paint the Interior ( & Exterior): Bathrooms First – to install cabinets & tile early. Living Room Second – to store appliances & kitchen cabinets. Kitchen last – may want to relocate utilities prior to painting. Time: Painting Contractor 2-3 days Buy all your major materials and stage them in the living room or garage: Tile and grout for everywhere. Kitchen sink, dishwasher, range, stove, oven, hood, faucet, hardware. It will take 6-8 wks to get cabinets from HD or Lowes (Kraftmaid). Bathroom Cabinets, sinks, toilets, counter tops, hardware. Time: Yourself 2-3 weeks. Store items in order of use – prevents double handling and damage. Install Bathroom cabinets & countertops: You will be waiting for kitchen cabinets. You can start tile in bathrooms or wait to do all at once. The tile installer may install the toilets for you. Install Kitchen cabinets, etc.: You must be there for cabinet installation – take time off. You will be the Architect / Designer and must make snap decisions. Dry fit all base cabinets and check level/square before any installation. This is key for good countertop installation. Verify all connection locations in walls: Gas, water, plumbing. Gas valves for Ranges are rarely properly located and have very tight dimensions. Choose Range to purchase prior to installation. Best is to have range delivered prior to cabinet installation. For the best job, hire a finish carpenter or cabinet installer, not a General Contractor. Time: 2-3 days Install Tile: Bathrooms first, Kitchen Last after cabinet installation. Kitchen could be done when waiting for Granite countertop (template & fab). Install Counter Top, Sink with plumbing, Dishwasher, Range, Stove, Oven, Hood, hardware. Install Carpets: Carpet in bedrooms should be inexpensive and easy to do. Should be no issues. Pay bills... I am professional scheduler by trade (Large Mech. Contractor, Large Energy Contractor, GC for Stadium-style Theatres, Large Aerospace Contractor). I use MS Project daily, shouldn't be necessary on your project. If you never used it, you may be spending more time learning MSP then managing your project. I just completed a $30k Kitchen Remodel in 3 weeks in Nov-09. Gutted kitchen to walls, removed ceiling, removed and resupported structural wall, new Kraftmaid cabinets with Granite Counter and full granite backsplash. We purchased and received all major materials and appliances prior to contractor starting. I did the kitchen design myself with some help from the Lowes designer. More validation of design, than concept. GC just completed kitchen remodel of an exact same model in our track. Liked their work and did some design changes based that kitchen outcome. When we purchased our home 5 years ago, we did just the painting and flooring replacement, holding off on the kitchen. Tile downstairs, except wood living room. Stairs, Upstairs hall, and Bonus room - Wood; Bedrooms - carpet; Upstairs Bathrooms - Tile. 27 Windows replaced 2 years ago by a Window Contractor and took 3 days. Not a remodeling pro, but have the tools for understanding logical progression. Lucky In OC

[LuckyInOC]

Don’t try to do too much at one time – first things first. If it is R&R (Remove & Replace), the following schedule should work fine.It may need some tweaks for special conditions.

Remove all flooring, cabinets, etc you will be replacing: You can do this yourself with rental tools, but buy a wheel barrow, sell it later. Harbor Freight is a good source of cheap disposable tools. Put demo items in your garage as you go. Rent a U-haul truck and a friend to take demo to local disposal facility. Much cheaper then a large Trash bin ($300+). Time: Yourself – 1 wk, Contractor – 2-3 days

Design Kitchen Layout – Order Kitchen Cabinets. If bathrooms require custom cabinets, order these as well.

Relocated walls, electrical, water, gas as needed: Handyman, if minor < $750; General Contractor, if major. Replace the windows: You don’t want anything inside if you are not there. Time: Window Contractor 2-4 days Scrap & paint the ceilings: ’70s houses may have asbestos…verify…Use asbestos contractor, if necessary. If low ceilings (<9’) you could scrap yourself. Painting contractors may scrap, plaster, and paint your ceilings as well. Popcorn on high Cathedral ceilings, leave it…not worth the cost. Plus the popcorn does work acoustically!!! This could be done at the same time as the windows. Time: Painting Contractor 2-3 days (with no asbestos). For asbestos, call for quotes. Paint the Interior ( & Exterior): Bathrooms First – to install cabinets & tile early. Living Room Second – to store appliances & kitchen cabinets. Kitchen last – may want to relocate utilities prior to painting. Time: Painting Contractor 2-3 days Buy all your major materials and stage them in the living room or garage: Tile and grout for everywhere. Kitchen sink, dishwasher, range, stove, oven, hood, faucet, hardware. It will take 6-8 wks to get cabinets from HD or Lowes (Kraftmaid). Bathroom Cabinets, sinks, toilets, counter tops, hardware. Time: Yourself 2-3 weeks. Store items in order of use – prevents double handling and damage. Install Bathroom cabinets & countertops: You will be waiting for kitchen cabinets. You can start tile in bathrooms or wait to do all at once. The tile installer may install the toilets for you. Install Kitchen cabinets, etc.: You must be there for cabinet installation – take time off. You will be the Architect / Designer and must make snap decisions. Dry fit all base cabinets and check level/square before any installation. This is key for good countertop installation. Verify all connection locations in walls: Gas, water, plumbing. Gas valves for Ranges are rarely properly located and have very tight dimensions. Choose Range to purchase prior to installation. Best is to have range delivered prior to cabinet installation. For the best job, hire a finish carpenter or cabinet installer, not a General Contractor. Time: 2-3 days Install Tile: Bathrooms first, Kitchen Last after cabinet installation. Kitchen could be done when waiting for Granite countertop (template & fab). Install Counter Top, Sink with plumbing, Dishwasher, Range, Stove, Oven, Hood, hardware. Install Carpets: Carpet in bedrooms should be inexpensive and easy to do. Should be no issues. Pay bills... I am professional scheduler by trade (Large Mech. Contractor, Large Energy Contractor, GC for Stadium-style Theatres, Large Aerospace Contractor). I use MS Project daily, shouldn't be necessary on your project. If you never used it, you may be spending more time learning MSP then managing your project. I just completed a $30k Kitchen Remodel in 3 weeks in Nov-09. Gutted kitchen to walls, removed ceiling, removed and resupported structural wall, new Kraftmaid cabinets with Granite Counter and full granite backsplash. We purchased and received all major materials and appliances prior to contractor starting. I did the kitchen design myself with some help from the Lowes designer. More validation of design, than concept. GC just completed kitchen remodel of an exact same model in our track. Liked their work and did some design changes based that kitchen outcome. When we purchased our home 5 years ago, we did just the painting and flooring replacement, holding off on the kitchen. Tile downstairs, except wood living room. Stairs, Upstairs hall, and Bonus room - Wood; Bedrooms - carpet; Upstairs Bathrooms - Tile. 27 Windows replaced 2 years ago by a Window Contractor and took 3 days. Not a remodeling pro, but have the tools for understanding logical progression. Lucky In OC

[Clifford]

LuckyInOC,

Thanks for replying. I have a question for you:

– You suggested installing the cabinets before putting in tiles. What’s wrong with putting tiles in first & installing the cabinets on top of the tiles ?

[Clifford]

LuckyInOC,

Thanks for replying. I have a question for you:

– You suggested installing the cabinets before putting in tiles. What’s wrong with putting tiles in first & installing the cabinets on top of the tiles ?

[Clifford]

LuckyInOC,

Thanks for replying. I have a question for you:

– You suggested installing the cabinets before putting in tiles. What’s wrong with putting tiles in first & installing the cabinets on top of the tiles ?

[Clifford]

LuckyInOC,

Thanks for replying. I have a question for you:

– You suggested installing the cabinets before putting in tiles. What’s wrong with putting tiles in first & installing the cabinets on top of the tiles ?

[Author]

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