GF Projects 2024

Completed / Scheduled

To Be Determined

BUILDING REPAIR BUDGET

1ETW

The 18 Sep 2023 report from L&L (Joe) has 6 sections:

1. Attic: attic floor joists are not adequately supported from below. Proposed solution is to hang the floor joists from the rafters by attaching 2x4s to each rafter on either side of the ridge pole and to the joists.

   Mandette $5400, Higgins $4800

2. Some first-floor joists are twisting off the beams. Block the floor joists in the crawl space on top of the beams and at midpoints to the sills.

   Mandette quote is $4640. Higgins includes this in the $69,500 for 1 and 11 work.

3. Correct the offset of first floor bearing walls around staircase by ‘filling’ on top of the main beams to the flooring with sistered 2x10s at each joist to ‘catch’ the bearing walls above.

   Mandette quote $5200. Higgins included.

4. Install 3/4” steel plates between columns and beams. Address moisture.

5. Replace lally columns and support with 2.5’ x 2.5’ x 1’ reinforced footings on top of the slab.

   Items 4 & 5 are connected and moisture remediation is addressed in item 6.

   Mandette quote for footings, columns, and plates: $11,300. Included in Higgins general quote. TC Hafford quote of $13,561 for SmartJacks also includes dehumidifier which has been installed to be netted out.

6. Moisture, heating, and insulation. The first floor is not insulated between the joists. Mandette would insulate between joists for $2600.

   Insulate interior of foundation walls and 4’ on the slab all the way around with spray foam or rigid closed cell panels. Mandette quote for this part is $3600.

   Install 6 mm vapor barrier over all walls and slab. Install heating to maintain 65 degrees year-round and fresh air ventilation.

   Mandette quote does not address these two items and it is not yet clear what parts are included in Higgins’ quote.

9 and 11 ETW

The L&L recommendations are presented in 11 sectiions.

1. Roof structure over the rear portion is sufficient.

2. The roof structure over the front portion is insufficient due high placement of collar ties. Two solution paths are presented, both with pros and cons. The first involves fabricating a bent steel beam to be put on undetermined support. The second involves reinforcing the rafters resulting in a loss of 4” of ceiling height.

   “Techincally, the roof structure is ‘grandfathered’ and therefore not required to be reinforced to meet current codes as it is an existing structure where the structural capacity has not been reduced, the structural load on the roof has not been increased, and the building use is unchanged. However, given the gross overstress experienced with the code stipulated roof load imposed, we strongly recommend remediating the existing roof structure which will also likely curtail some of the cracking of the gypsum wallboard finishes that the building is currently experiencing.”

3. The rear portion of second story is sufficient. But because the front portion structure is concealed with finishes, the adequacy could not be determined. Theory is that there is a lack of support at the head of the stairs and below.

   “However, this is all supposition, and we would need to expose the existing structure to evaluate […] and then advise and design proper remediation if required.”

4. to 11. Framing inadquacies and demise in the basement. There are multiple elements here including 12 lally columns and footings, 3 LVL beams, augmenting the existing beam, and repairing cracks in the foundation walls. These are all part of the Higgins quote of $69,500. This work will require pathways cut through garage wall (for cement pour) and moving the plumbing/electical work which are not included in the quote.

Accounting Outline

Five Basic Accounts

1. Assets: things you own
2. Liabilities: things you owe
3. Equity: overall net worth
4. Income: increases value
5. Expenses: decreases value

The Equation

Assets - Liabilities = Equity (aka Net Worth)  

Things you own minus things you owe equals your net worth. Consider all financial actions in the light of increasing your net worth.

Assets - Liabilities = Equity + (Income - Expenses)

Assets

Cash/Checking 
Some Mutual Funds
Other Mutual Funds/Stocks/Bonds
Retirement Savings
Car
House
Talent and goodwill  
*Accounts Receivable*

Capital Gains in here?

Liabilities

  Accounts Payable
  Debt  
  Taxes  

Net Worth

The guiding light

Income

Salary
Bonus
Gifts
Interest & Dividends
Other

Expenses

Fixed:

Debt Service  
Physical Plant / Utilities
Insurances  

Variable / Discretionary:

Food
Clothing
Hobbies
Donations

Capital Gains

Resellable assets, such as stocks, bonds, houses, or cars, can change value over time. Some assets could increase in value, some could decrease in value. Capital gains are the profits from selling an asset.

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