Buffalo Rising Online

I could write a book on this subject.

1. Challenge your property tax assessment December 1st. It has nothing to do with the physical work to the property but will have everthing to do with the financial viability of the project. Keep in mind that all building permit costs are added to your assessment. Use your insured value as evidence for a reduction.

2. Clean up the property starting with the exterior. Board up any broken windows/doors. Introduce yourself and make friends with the neighbors.

3. Clean out the interior. Don't open the refridgerator door no matter how curious you are. Just wrap it up with duct tape, placing it out for the city to pick it up. This takes several weeks because it's a special pick up.

4. At this stage introduce yourself and make friends with your housing inspector. Call 716-851-4949 to figure out if he/she requires a "selective cleanout permit." If your inspector doesn't know what this is, skip this step.

5. Repair/replace the roof/siding, plumbing, electrical system, heat/AC, walls/ceilings, floor finishes in that order. Don't attempt to heat the house during the winter months until your walls and ceilings are complete. If you're in mid-winter at this stage, wait until the weather breaks. Personally I don't like to refer any contractor. The hardest part is finding the balance between price, level of work skills, time to completion and sanity.

Give yourself enough a reasonable schedule for a complete renovation, at minimum 6 months but more like a year. Consider carrying costs like taxes, insurance, utilities, debt service and maintenance. With cost of materials today, I would venture to say you'll spend $85 per square foot.

I agree with the above two people, the first step would be to secure the structure and get to know your neighbors and inspector. That way they know work is going to happen and don't start calling the cops to complain and incur any more problems.

After that bring through an architect and talk about what you want to do with the space, they will be able to give you a cost to any major modifications to the floor plan that might be desired as well as general renovation costs

Do it yourself.

The biggest opportunity in this project may be the investment that the house makes in YOU. The house can teach you all of the skills needed to accomplish this yourself. Conventional wisdom dictates throwing money at the project. I suggest throwing time at yourself by doing construction research and then throwing yourself on the project. The greatest adventures are the ones you never expected to be taking.

Later on, if you decide to set a deadline and wrap things up, you will be qualified to be your own general contractor.

Yes sir, we will be sure to add a couple thousand dollars to the budget to pay for an architect to sneeze on our ideas. Let me guess, you are an architect.

Starting out with a good plan really is the best way to start. Having good craftsmanship and materials are a waste of money if the design stinks. I’ve seen too many homes here that look terrible because of poor design. It is worth the extra money if you really love the finished look.

I have completed the restoration of condemned a circa 1830 federal style house and can add a few points. I have always worked in the trades and this made it possible to do my own work. Those attempting a restoration should expect to contribute much of their own labor or cost will rise far above the value of the completed project. If you are somewhat handy it is possible to learn as you go along but electrical, plumbing, heating, and structural work requires expert advice at a minimum. I don't think you would always need an architect as a good general contractor is capable of design build on most projects. As for load bearing walls, again a good general contractor or carpenter understands construction methods and can easily determine which walls are load bearing. This can be as simple as looking at the direction of floor joists and is not as complicated as many seem to think. I think the biggest mistake people make is unrealistic estimation of the time, energy, and of course dollars to see a project through.

One more point- Not understanding or recognizing the importance of proportion in restoration is one of the most common mistakes. If the original materials are still in place it is easy enough to replace in kind. If not, much care must be taken to replicate the millwork in a way that matches the original dimensions. A typical example of this problem is replacing porch columns and ballisters that are far to slender for the overall scale of the structure. Another common mistake is changing the size of window openings or design resulting in an awkward and unbalanced appearance. This also applies to interior woodwork and following this simple formula will result in a much more cohesive and authenic restoration.

All good advice.. One thing I would say is you don't have to go to Home Depot for materials. There are still locally owned lumber yards/supply companies in Buffalo (Niemic's and Len-Co to name two) where your money will stay in the local economy. You'll also be given help loading your materials (if you don't opt for delivery) and they'll help you out with references and advice. I do shop at HD from time to time, but for a much richer experience try one of the locals. And don't forget Buffalo ReUse.

Two more things. Definitely get at least two bids when you do hire someone to do something. I got truly ripped off once going with someone who had been recommended, so I didn't think I needed to be get a second bid. Also, if you're getting references try to talk to people who had work done recently - quality definitely changes over time as crew members come and go, or the owner looses interest/control in their business. I've had great work done by a company one year and lousy work by the same outfit a few years later.

to help with your estimate,

1. assume that all bathrooms and kitchens should probably be gutted because the floor joists will need to be repaired. Old time plumbers were mercilous. You'll see what i mean when you take up the floor.

2. make sure your contracter is familiar with high grade materials and practices. For exterior work: azek, cedar, and cypress (no pine!), urethane sealants and good quality paints.

3. save any doors windows and trim that you can, It's all irreplaceable.

good luck