Buying an old/fixer upper house

Im buying my first house soon, and was hoping to get everything i wanted (land, space) at the cost of it being kinda ugly or outdated. Problem is i dont know what is just ugly or downright unsafe or not worth my time. I also wont be in the state im buying in so im going to have to trust a virtual showing and an inspector. Any tips?

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  1. 10 months ago
    Anonymous

    >Any tips?

    Never buy a normal house that has house trailer underpinning.

    • 10 months ago
      Anonymous

      Youd be surprised how common it is in this area tbh

      If you've got a bunch of trade experience (plumbing, carpentry, tiling, electrical) then go for it and use it as a project. If you're coming in blind, absolutely do not take on the project.
      >not being able to see it before moving
      That's pants on head crazy unless you have another place to live and the land is worth more than you're paying for the whole deal.

      Now that is where its tough. I can do basic shit but anything like foundation problems, structural shit, i wouldn't trust myself to diy. The area im looking at is 2-3 hours from an airport so its a royal b***h to come out and see myself. I can either rent temporarily for a few months out there or trust a realtor to show me the house to the best of their ability on video.

      • 10 months ago
        Anonymous

        My brother just did this (Chicago to Alabama) and he trusted his home inspector, but when he got out there that a leak encapsulation in the crawl space had failed and it needed $15,000 worth of foundation work. I forgot how the inspector got out of it, but take it as a cautionary tale.

        • 10 months ago
          Anonymous

          I did almost exactly this and got a great little house, basically exactly what i was hoping for, and a decent piece of land close to the city under budget
          BUT
          I stayed in a motel for a couple months locally to check places out myself
          Inspectors are expensive, motel probably cost less than 3 inspections, and theyre not going to know what you really want or dont want
          I found some places looked great online but then in person theres a weird smell or neighbors that an inspector probably wouldnt mention

          Now that would be something id be open to but id definitely have to rent an airbnb or something. I gotta haul my family, 2 cats, and stuff while im looking. Another "problem" is that im looking at a very broad area and im not completely confident in doing inspections myself. If yall have any resources to learn that stuff id be extremely appreciative

          I'm nearly done doing a full reno of a beautiful old home but even with a contractor there to help appraise the amount of work, the costs have really climbed. Once you open up walls, all bets are off, so if you do this, ensure that you've got I'd say double the amount of cash you think you need.

          The house in the OP (https://www.zillow.com/homedetails/305-Winwright-Rd-Pikeville-KY-41501/225942443_zpid/) is probably the extent, visually, im willing to be okay with doing work on. Ofc hoping that its all mostly cosmetic, which is majorly doubtful

          • 10 months ago
            Anonymous

            Looks rough as hell
            Id expect to pay at least 100k in renos if the water damage is only as bad as it looks in the listing but i suspect its actually much worse

            • 10 months ago
              Anonymous

              My latest projects have definitely looked much worse than this. But also what's interesting to me at least is the historic plaque. In some cases, you can get either a discount or complete forgiveness on property taxes if the house qualifies, which could be a win. I do agree though that a 100k+ reno bill is not out of the question. And for that amount of square footage, you may need 2 hvac units which just by themselves can run nearly 20k.

              Goddamn that's a lot. I was hoping just cosmetics at best, maybe 50k max. Maybe im being too hopeful thinking "a litte TLC" really did mean a little tbh.

              I'm in the middle of almost the exact situation. Here are some of my bits of advice.
              A fricked foundation is a deal breaker. Check for cracks in the concrete lower levels, and uneven walls and floors.
              Utilities are vital. Figure out if there is electric service, a water source, and a sewage management option. Having to drill a new well is probably a deal breaker, but putting in your own septic tank is doable. I think swapping electric panels is doable, but if you don't know what you are doing it's too dangerous to risk.
              On the note of electrical panels though, see if there is a panel lock you can steal. Utility companies use them as evidence of tampering, but it's also pretty common for them to drop or misplace them while they work.
              Frick permits and legalities. Forgiveness over permission. The penalty for an unpermitted septic in my area is $400 and ten days in jail max. Compared to the $13000 saved, idgaf. Build what you think is reasonably functional and minimally destructive.
              In all likelihood, the best move is got you to do the minimum to get the property livable and then rent it out, and get that passive income until you are ready to move in or purchase som else. And hopefully after ten years or so when you sell, the lack of permits may not matter much. Like if there is no permitted well, yet it's also clear that the property is producing water, the permits don't matter as much.
              And, always get the shittiest property on the street. Everyone else's property values prop yours up and will always make it a desirable place to rent.

              I notice lots of basements are made with cinder blocks, would you be looking at the seams or the blocks themselves for cracks? Where im looking in the boonies you can hire someone to put in a tank for 5k or so. Coincidentally there was a property I was looking at that did not have a record of a tank or sewer hookups and i bet that's exactly what they did. Do you know anything about permits on unzoned property?

              • 10 months ago
                Anonymous

                I'm not a foundation expert, but my fix-up property is an A-frame with a cinder block "strip" foundation. I think I'd be less concerned about the mortar, but I want to see blocks without cracks and that are placed nice and neat and straight.
                If you happen to be in Colorado I might be able to give you some advice. But Honestly reading all of that shit is so hard for me. I honestly copy portions of the text into GPT and then ask it questions to try and understand the codes.
                But I would start with the local rules/covenants, then go to the county level. Spend some time on the assessors site and look up the zoning and history.

              • 10 months ago
                Anonymous

                Actually yeah im around Littleton. Out east where im lookin is not nearly as strict about that legal shit like it is here so im not super concerned but its good to keep in mind

                I'm guessing that if you are on PrepHole then you are handy and tenacious and resourceful (and autistic). Having a property that's too far for you to visit regularly probably doesn't play well to your strengths or budget.

                No not at all lmao but besides going out and renting and driving 1-3 hours to look at every property myself its not the most sensible option for me to stay here with prices so high

              • 10 months ago
                Anonymous

                A house is the biggest purchase in most people's lives. If you're too lazy to put some working into finding one, you deserve the financial raping you're bending over willingly for.
                On top of that, you don't have the experience or skills or money to overcome what looks like years of neglect. I'm betting if you start opening walls and ceilings, it's going to be an epic shitshow. And one you're not prepared to deal with.
                And the cherry on top of that, as this recession worsens, and it's going to, housing prices are going to fail, and you'll never get the money back. You'd be lucky if that shitshack is worth 75% of what you're over-paying for, in 5 years. It'll probably be worth less.

              • 10 months ago
                Anonymous

                >I just ask chudgpt about it
                Lawyer duped by ChatGPT facing legal sanctions https://www.rt.com/news/577049-lawyer-chatgpt-bogus-cases-hearing/

              • 10 months ago
                Anonymous

                Dude. If you can't spot a crack in a cinderblock wall, you have NO business buying a house.

                I'm not just shitposting. You are about to make an incredibly dumb, expensive mistake.

              • 10 months ago
                Anonymous

                >Goddamn that's a lot. I was hoping just cosmetics at best, maybe 50k max
                Ultimately, don't take anyone's word as gospel, we're just randos on a mongolian basket weaving forum. Even just for learning purposes, it would be worth it to pay a bit of cash to get a proper inspection and contractor estimate.

              • 10 months ago
                Anonymous

                I wouldnt buy without getting an inspector at the very least. The house in OP is the worst i was "considering" in that its right next to train tracks and the noise would make me commit sudoku if i lived there. Every other property was in vastly better condition visually, and for anything major caught in an inspection id get a contractor estimate before pulling the trigger.

          • 10 months ago
            Anonymous

            My latest projects have definitely looked much worse than this. But also what's interesting to me at least is the historic plaque. In some cases, you can get either a discount or complete forgiveness on property taxes if the house qualifies, which could be a win. I do agree though that a 100k+ reno bill is not out of the question. And for that amount of square footage, you may need 2 hvac units which just by themselves can run nearly 20k.

            • 10 months ago
              Anonymous

              >And for that amount of square footage, you may need 2 hvac units which just by themselves can run nearly 20k.
              More like $50k if there isn't duct work for two zones.

              • 10 months ago
                Anonymous

                True enough. I was assuming serviceable duct work in there already

          • 10 months ago
            Anonymous

            If that house doesn't need all new plumbing, hvac, and wiring, I'll eat the roof.

            You are the next sucker for that real estate agent. That is literally a poster for "money pit". It's a tear-down, at best.

          • 10 months ago
            Anonymous

            If you can’t get away from the family for a week or two to check places out what’s it gonna be like living in a dodgy do-er up-er with them for several years?
            This may not be a good play for you man. Maybe get a starter place as your first house, see what your actual appetite and competency for diy is like on that, and then evaluate whether you’re up for a bigger fixer upper and the unknowns that come with it.
            It’s a different equation if you’re solo or childless with a partner that has similar appetite to get their hands dirty.

      • 10 months ago
        Anonymous

        I'm guessing that if you are on PrepHole then you are handy and tenacious and resourceful (and autistic). Having a property that's too far for you to visit regularly probably doesn't play well to your strengths or budget.

  2. 10 months ago
    Anonymous

    If you've got a bunch of trade experience (plumbing, carpentry, tiling, electrical) then go for it and use it as a project. If you're coming in blind, absolutely do not take on the project.
    >not being able to see it before moving
    That's pants on head crazy unless you have another place to live and the land is worth more than you're paying for the whole deal.

  3. 10 months ago
    Anonymous

    I did almost exactly this and got a great little house, basically exactly what i was hoping for, and a decent piece of land close to the city under budget
    BUT
    I stayed in a motel for a couple months locally to check places out myself
    Inspectors are expensive, motel probably cost less than 3 inspections, and theyre not going to know what you really want or dont want
    I found some places looked great online but then in person theres a weird smell or neighbors that an inspector probably wouldnt mention

  4. 10 months ago
    Anonymous

    I'm nearly done doing a full reno of a beautiful old home but even with a contractor there to help appraise the amount of work, the costs have really climbed. Once you open up walls, all bets are off, so if you do this, ensure that you've got I'd say double the amount of cash you think you need.

  5. 10 months ago
    Anonymous

    some caulk and some paint makes a contractor what he ain't

  6. 10 months ago
    Anonymous

    I'm in the middle of almost the exact situation. Here are some of my bits of advice.
    A fricked foundation is a deal breaker. Check for cracks in the concrete lower levels, and uneven walls and floors.
    Utilities are vital. Figure out if there is electric service, a water source, and a sewage management option. Having to drill a new well is probably a deal breaker, but putting in your own septic tank is doable. I think swapping electric panels is doable, but if you don't know what you are doing it's too dangerous to risk.
    On the note of electrical panels though, see if there is a panel lock you can steal. Utility companies use them as evidence of tampering, but it's also pretty common for them to drop or misplace them while they work.
    Frick permits and legalities. Forgiveness over permission. The penalty for an unpermitted septic in my area is $400 and ten days in jail max. Compared to the $13000 saved, idgaf. Build what you think is reasonably functional and minimally destructive.
    In all likelihood, the best move is got you to do the minimum to get the property livable and then rent it out, and get that passive income until you are ready to move in or purchase som else. And hopefully after ten years or so when you sell, the lack of permits may not matter much. Like if there is no permitted well, yet it's also clear that the property is producing water, the permits don't matter as much.
    And, always get the shittiest property on the street. Everyone else's property values prop yours up and will always make it a desirable place to rent.

    • 10 months ago
      Anonymous

      >Frick permits and legalities. Forgiveness over permission. The penalty for an unpermitted septic in my area is $400 and ten days in jail max.
      depends on the municipality
      some of them will fine you every single day until it is corrected

  7. 10 months ago
    Anonymous

    >I also wont be in the state im buying in

    That's hilariously foolish but you do you since you've convinced yourself. For an investment that large driving a few hours each time isn't shit. Stop overvaluing your time in that manner because it begs to lose vastly more value.

  8. 10 months ago
    Anonymous

    >im going to have to trust a virtual showing and an inspector.
    You're going to get raped.

  9. 10 months ago
    Anonymous

    Basically, you want straight rooflines and overhangs and plumb outside walls.
    I would avoid a fieldstone foundation and realize a brick foundation needs to be dug out and waterproofed from the outside in order to finish the basement properly along with a French drain, likely

    If the house is vacant, I would push on all walls where there's an inkling of water damage

    Cheap windows run $300/pop minimum, a diy roof is $2-3k, an electrical panel update runs $8-20k and I would have the sewer/septic inspected before buying

    A kitchen runs $5-30k, trim for a whole house runs $1k+ and viny siding runs $2/sqft

    If it smells moldy, add $3k to your cost estimate

    New furnace/ac runs $4k diy or up to $20k installed

    • 10 months ago
      Anonymous

      Thank you anons for talking some sense into me. Yeah its kinda moronic to trust some agent trying to offload garbage in a recession. Gonna try and see if i can arrange to stay with family once i have some houses picked out and inspect myself, thanks a ton for the tips really appreciate it

  10. 10 months ago
    Anonymous

    If you put a marble in the room and the owner tells you it's possessed by a ghost, get out of the building and then call the city on it.

  11. 10 months ago
    Anonymous

    >I also wont be in the state im buying in so im going to have to trust a virtual showing and an inspector. Any tips?
    You are getting fricked up the ass without lube.

  12. 10 months ago
    Anonymous

    >I also wont be in the state im buying in so im going to have to trust a virtual showing and an inspector. Any tips?
    You are going to sign away your financial future without visiting the property? This is absolutely fricking insane. Don't fricking do it. If you think you have money to buy the property and renovate it, you also have the time and money to go down there and inspect it.

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