Spring Is The Season – Avoid the General Contractor Related Renovation Nightmares!

There is a Cost-Effective Alternative to Working With a General Contractor – Most People Have Experiences or Heard About the Horror Stories!

(Partially Reprinted from our Blog of 11/13/2017 – By Popular Demand)

You’ve Heard the Horror Stories..And I’ve Been There Myself! Many years ago I depended on a GC to oversee a large renovation project only to find myself in the midst of continual project delays, inferior materials and installations and as a result, a project completed at a lesser qualityUsing a Project Manager - Making the right renovation decision!than the overall design had dictated plus many lost dollars. The GC made claims and promises he did not keep and I had virtually no recourse. I learned then how important an Owner Representative Project Manager is…one who provides onsite oversight to meet the owner’s objectives from project inception to project completion. Choosing a PM over a GC makes it possible to survive a renovation so that planned outcomes are realized with a minimum of unplanned disruptions, stress, sleepless nights, problems with partners, and financial losses!

Make Your Renovation Project Experience Rewarding – Hire a Project Manger(PM), NOT a General Contractor(GC)! The common wisdom is that a residential and/or commercial real estate renovation project requires a GC to head up the construction, which is only one phase of the project. Unfortunately, especially in the residential realm, most owners are not aware of the more comprehensive role which a PM plays in a renovation: managing a renovation project from design, through construction to completion. In other words, the PM oversees the entire project as the owner’s representative; the GC only operates during the construction phase representing his/her staff of trades and vendors supplying construction materials. The use of a PM is more common to commercial projects, and high-end construction and renovations. They are utilized by top architectural firms.

Unfortunately, most owners planning to begin a renovation project begin the construction process by interviewing and asking for bids from GCs only after working with architects and engineers during the design phase. The wiser course is for the owner to seek out a PM at the start of the design process who then moves into the construction phase understanding, visualizing, and executing the overall project design through onsite oversight.

Here’s Where Many Renovation Nightmares Begin! Not realizing that they have the PM choice, many owners try to find a GC thinking the GC represents their interests and will therefore work to meet their specific needs, complete the project on time and stay in budget. Most owners who have undertaken a renovation, however, encounter the following problems as a result of working with a GC because a GC is NOT the owner’s representative, but rather represents their staff of trades and their materials vendors.

Common GC Nightmares

Lack of Communications Systems Failures
Attitude Problems w/ Subcontractors Unfinished Projects
Starting & Quitting Times w/ Workers Missed Deadlines
Worker Cleanliness, Attire and Language Lack of Invoices and Documentation
Lack of Craftsmanship Project Cost Overruns
Substandard Materials and Installation Delayed Completion Dates
Lack of GC Project & Worker Oversight Lack of Transparency
Unfinished Projects Lack of Ongoing Accountability
Lack of Oversight Inferior Materials
Inferior Installations Expensive Litigation

Need More Info on the Difference Between a PM and a GC? Here are Some Details…

The Project Manager (PM) becomes involved in the owner’s renovation process during the planning/ pre-construction phase and continues to work on behalf of the client by overseeing the construction project on a day-by-day basis from start to finish. The PM vets the best of workers, trades, and subcontractors to complete each individual phase of the project with a concentrated effort to streamline project scheduling among the trades to keep the focus on quality, cost and time. By involving PMs early in the development process, the pre-construction design team is capable of making more informed decisions and the construction team is capable of deriving more precise cost estimates, thereby saving the client time and money. The collaboration between the client, construction Project Manager, architects and engineers results in a better-informed and more efficient project process, further strengthens relationships, and yields specific and overall project outcomes which best meet the client’s plan design.

 The General Contractor (GC) becomes involved after the architects and engineers have completed the plans and is responsible for only the management and coordination of the construction phase of a project. GCs are typically hired on by the client through a bidding process that integrates the advice from the client’s consultants, namely the architects and engineers. Often the lowest qualified bid is selected for the job. The GC uses his own staff, trades, subcontractors and materials vendors with whom he/she has a working relationship. Once the construction process is underway, the GC primarily interacts with the client through the architect. There is little to no effort made to foster an environment of cooperation and collaboration between the GC, client, and architect. Often, this results in misunderstandings, confrontations, hostilities and less than planned-for project outcomes.
 Item-by-item Comparison Between a PM and a GM

Project Manager (PM)

General Contractor (GC)

Works with Architects & Engineers at the beginning of the Real Estate Renovation project– Assists with design and purchasing

Bids on project after architectural & engineering plans are drafted – Not involved in the client, architect, or engineer’s design vision so execution can be compromised

Has the capacity to manage multiple types of projects

Often has expertise and workers focused on specific types of construction

Vets and hires the most expert trades and professionals to construct each job associated with the renovation, researches the best solutions for the design, and oversees materials quality and installation

Utilizes own staff, trades, and materials vendors with whom they have an ongoing relationship, often with cursory regard for the expertise needed for a given project

Trades and subcontractors hired by PM as the Owner’s Representative

Trades and subcontractors work for GC – Client has little or no say

Works with the client, architect, and designers to select materials compatible with the owners specifications

Generally works with the materials provided by the client through the architects and designers, and/or the materials vendors with whom the GC has a financial relationship, with minimal, if any, client input

As the Owner’s Representative, works with Architects, Engineers and specific trades to assure that all permits are obtained, work is to code, and that inspections go smoothly to protect the owner

Generally expects the Architects, Engineers and Subcontractors to handle permits, code violations and inspections with the responsibility for meeting code requirements left to the Client.

Works with client on paying trades and subcontractors when projects – or parts of projects – have been inspected for quality and approved when the job specifications have been met. Provides the client with invoices and daily work logs

Client pays GC who pays the Trades and Subcontractors and materials as agreed upon with client, most often without critical materials and/or project quality inspection and approval…GC may or may not itemize expenses and hours for the client

Communicates with the client on a daily basis – or as agreed upon. Total transparency re: the concerns, progress and costs of projects

Generally have limited communications with the client – unless there are major problems, delays or when more funding is required

Provides onsite oversight whenever work is being done on projects associated with the renovation, inspecting projects for quality as work is being done

Is on site only as needed by the trades and subcontractors with cursory oversight for quality of materials and installation specified by the project design

Here’s a Second Opinion About the Value of a PM vs a GC From a Leader in the Construction Industry…

Watchdogpm is an owner representative firm for large commercial and industrial projects and is not related to PPR. Watchdogpm says that before you decide whether to hire a Project PM or a GC for your next real estate project, you should …know the difference. And if you can’t decide, do your project a favor: hire a project manager who will manage your full project scope, not just construction.”

condo renovation management, project management, condominium renovation, renovating a condoHere’s the PPR Conclusion If you want a strong foundation for the real estate renovation project you are considering, it’s time to take the 1st Steps by putting together your management team: Architect; Engineers and Project Manager. Then your renovation project will be completed with a minimum of fuss and bother and a maximum of satisfaction and pride!

We’re good listeners at PPR and if you and we agree that the fit is right, our PPR WatchDog is ready, willing and able to protect your real estate interests by managing your full scope of project through onsite oversight–from inception to completion!

Are You Interested In What a Project Manager Will Do For You?

project manager, condo renovation watchdog,Tell Us About Your Project – PPR is a Good Listener!

                  We Will Be Your WatchDog!

                    Email Phil Eide – [email protected] 

          Text/Call – 216.577.5579

Renovating a Condo – A New Beginning or Starting a Nightmare?

 Are you a Condominium Owner, Potential Buyer or Investor Planning a Renovation? condo renovation, condominium renovation, condo livingKeep the Following in Mind!

The Appeal of Condo Living – Condo ownership and living has tremendous appeal and advantages for many people of all all ages and income brackets. One big draws to condo ownership is the freedom from maintenance! Your monthly Condo fee covers difficult and time consuming tasks like exterior painting, cleaning gutters, shoveling snow, mowing the lawn, repairing outside structures, etc.

Whether or not a condo is for you and your family generally depends on your lifestyle choices and economic factors.

One negative to Condo living is that within each complex most units have similar floor plans and lack personal design touches. Many individuals and families who like the location, amenities and ease of living would like to put their personal signature on their unit by making physical changes – Renovations!

Making a Condo Your Own – While in most cases the buyers/owners are satisfied with the basic external structures,condo renovation, condominium renovation, hurdles to condo renovation they want to make changes to the floor plan and interior design to make the Condo more livable to meet their specific needs and possibly add value.

Unfortunately, renovating a Condo is not the same as other types of residential renovations! Here’s what other leaders in th real estate industry have written about planning Condo renovations:

The Spruce (a home [Condo] focused website offering practical, real-life tips to help create better homes) points out —

With respect to remodeling, condos can be both wonderful and a nightmare.  

Wonderful: by living communally with others, you harness the power of numbers.  Collective strength is powerful when negotiating costs with contractors. Also, big ticket projects tend to cost less than the sum of their parts.

Nightmare: everything else. Homeowners’ Associations (HOAs) tightly control all aspects of condo remodeling through the CC&Rs (Covenants, Conditions, and Restrictions), which all condo owners become legally obligated to follow when they purchase their property…”

Houzz Ideabook by Yanic Simard added, Renovating a stand-alone house and renovating a condo unit can produce similar-looking results, but the processes can be very different. Each renovation of a condominium space comes with its own limitations, possibilities and strategies, all of which you should consider before beginning a project — even before purchasing a space. To make sure you aren’t hit with any unpleasant surprises…

Before starting the Condo renovation it is wise to fully understand the Risks and the Boundaries!

What To Do When Planning a Condo Renovation – The renovating a condo, renovating a condominium, condo renovation project manager, project manager above mentioned Houzz article offers 10 recommendations on how to proceed with a Condo Renovation. They are worth your attention:

1. Know the rules. The first thing to understand before planning a condo renovation is the relevant policies of your condo board…

2. Know who you’re renovating for. Once you know what your board will and will not allow, you have to figure out who you’re designing for…

3. Know your limits. Many of the points in this article may seem to be about things you can’t do, but it’s important to know your project limitations before you fall in love with an idea that you won’t be able to turn into reality…

4. Move the eye, not your fixtures. Usually, bathroom fixtures cannot be moved any significant distance — at least not without a massive expense — which means you’re going to have to leave that toilet where it is, and you may not be able to add that second sink…

5. Lower your lighting. Speaking of moving fixtures and walls, you should keep in mind that many condos have cement ceilings, which means you won’t be able to drill into them much either…

6. Build up instead of tearing down. Richly detailed moldings are popular for traditional houses, but condo projects often include them as well to give a home in the sky the same richness and traditional elegance as classic earthbound abodes. However, getting this look isn’t as simple as just tearing down the old, plain molding; the door frames that your condo unit comes with are probably metal and not easy to simply remove…

7. Stay flexible. I find that clients often come into renovation projects with a lot of decisions already made about what they do and do not want, not just in a more general sense, but sometimes in very specific ways…

8. Don’t be afraid to paint. You may hate a dramatically dark paint job. Or you may love it but worry what the next owner would think. Ultimately, the risk in choosing an unusual paint color is overrated… 

9. Work with a third party. When working within the rules of a more strict condo association, it can benefit you even more than usual to work with a designer or tradesperson. These pros can go beyond just the essential contractor duties and help coordinate the many deliveries. That way, the arrival of furniture and materials is streamlined to fewer individual trips, with materials arriving only when needed…

10. Stay somewhere else. If at all possible, complete a condo renovation while you do not live in the space. Either do the work before you move in, or find a temporary residence for a week or so during the most intense part of the construction, such as when you won’t have a bathroom or kitchen for a few days.
Staying with friends, family or even at a hotel for a few days can turn your mid-renovation nightmare into a fun trip or staycation. You’ll experience much less stress, and you’ll enjoy the process more without having to see the ugly, messy in-between phases of construction when clients most often freak out…

From the above it becomes obvious that renovating a Condo has its hurdles! Taking your renovation from inception to completion requires planning, patience and diligence – It’s not for the faint of heart!

What To Do Next – Don’t Give Up! You Can Put Your Signature on the Condo! We at PPR hope that the above has not convinced you to:

  1. Start searching for another Condo that does not need renovations

  2. Abandon the changes you hoped to make to your current Condo and live with what you have

  3. Sell the Condo you have to find another with exactly what you want

  4. Move into a single family home!

If you like the style, location, neighborhood, neighbors, etc. of the Condo you live in, are considering buying or investing in, it may be worth your investment of time and money to move forward with the renovations. Many people have taken this route and are very pleased with the process and results! Our recommendation at PPR is “Don’t Go It Alone”. Work with professionals, and follow the three P’s – Plan-Plan-Plan!

OK – Let’s Get Started with Your Condo Renovation – The 1st Moves ia a Must! As you start putting your renovation ideascondo renovation management, project management, condominium renovation, renovating a condo together, interview and select a Project Manager(PM)The PM can mitigate the Systemic Risks and Stress Points involved in your Condo renovation.

The Project Manager(PM) vs a General Contractor(GC)? The General Contractor(GC) will have a much more limited role in your renovation process. The GC work tends to begin after the Architect and Engineer(s) provides designs and quotes/costs. The GC’s work ends when the physical renovation is completed. In addition, the GC is usually not trained or skilled in the compliance and negotiating skills required to work with the multiple entities involved in your Condo renovation. 

The PM will be at your side and acting as your eyes and ears – Your WatchDog – from the inception of the renovation until its completion. The PM will: (1) Work with you, Architect and Engineer(s) during the design/cost phases; (2) Assure that all appropriate documents are filed and approved; (3) Vet the required trades and suppliers to meet your specific requirements; and (4) Be onsight during the renovation to assure that your interests are well represented with a focus on Quality, Cost and Timeliness. The PM will be loyal to you and only you – not sharing loyalties with trades and suppliers.

More about the Project Manager:

  • The PM will work with you at each and every stage of the renovation and make sure all I’s are dotted ant T’s are crossed. The PM will handle the Boards, Associations, Committees, Regulators, etc. The PM will be your eyes and ears and substantially reduce your – and your family’s – risk and stress. The PM will be your WatchDog! 
  • The PM will help select qualified Architects, Engineers and required Trades not only to reduce your risk but also to expedite the entire renovation process. 
  • The PM will be sensitive to your and your neighbors needs throughout the renovation process to avoid inconveniences and complaints. 
  • The PM will take the time to align your – and your family’s – personal interest with the input and work of the Architect, Engineers, Trades, etc.
  • The PM will closely monitor all changes in Cost, Timelines and Situations that might have an impact on quality or your desired aesthetic.
  • The PM will maintain open lines of communications with you to assure transparency about the status of the your renovation project. 

While your Condo renovations will be challenging, the hurdles, stress and risks can be overcome by working with a Project Manager!

The Bottom Line. You can’t always make the renovations on your Condo you desire!

As HomeFixated stresses, “Being a condo owner often feels like living in the purgatory of real estate. On one hand, you’re an owner! It’s property in your name that you’re responsible for and have a say on. On the other hand, your property is within the confines of a condo corporation, and so, they too, have a certain responsibility and say over what happens within their domain.”

As the Condo owner, you – and your Project Manager – have to walk a fine line of what you want to do with your home and what you’re allowed to do.

The Good News is that it is your Condo and you can renovate within certain guidelines!

project manager, condo renovation watchdog, Are you a Condo Owner, Potential Buyer, or Investor Planning a Renovation?

Are You Interested In What a Project Manager Will Do For You? Tell Us About Your Condo Project –

PPR is a Good Listener!

We Will Be Your WatchDog! Email Phil Eide – [email protected] Text/Call – 216.577.5579

Dream Home Renovations – Planning, Preparing & Completing!!!

Check List for Making Your Dream
Home a Reality – Love Where You Live! 

renovations, project management, dream home renovationsLet’s Get You Started On Your Dream Home Renovation – Planning a large home renovation project can be a daunting, frustrating, time-consuming task. You want the results to be worth the time and money!

Horror Stories – Unfortunately, we have all heard about Renovation Nightmares. So how can you avoid renovation pitfalls? PPR has put together a Checklist of Phases and Strategies to avoid most of the surprises:

Phase 1 – Start Planning Your Dream – Allow Plenty of Time!home renovations, dream homes, project management,

Make Your Wish List. What are your – and your family’s – wants and needs. It’s OK to think out of the box! What are your priorities? Consider what should happen ASAP and what can wait.

What do you want the Renovation to Look Like? Think through the Size, Design and Style of Your Dream. Walk through the existing space and visualize the changes.

Will the Renovations be a Sound Investment? Are the anticipated renovations a good investment given your home’s location and the compatible values in the area? Grapple with the question, “Should you stay and renovate or should you move?”.

Meet with Family and Significant Others. Discuss what each party is looking for with a renovation to meet their specific needs. How will they deal with the inconveniences? How can they assist?

Create a Great Preliminary Design. Consult with an architectural designer and engineers to look at all of the possibilities with no commitments to utilize their services.

What Can You Afford to Spend? Consider how you will fund your intended renovationsNote – While many advisers will recommend a cushion of 10%, for the sake of your sanity we suggest 20%. You will not want to be forced to cut corners or compromise on code compliance when costs increase.

Plan Your Financing. If you’ll need financing, research: the opportunities, rates, requirements, and timelines.

Check Your Calendars. What is your timeline for the renovation? Are their times during the year – or events on your schedule – that will be compromised by the ongoing renovation. Remember – Renovations often take longer than expected!

Organize and Declutter. This phase can take a month or more! You’ll need to clear work spaces as well as other living spaces that may be affected by the renovation. Determine what should stay, what should be given away and what goes to the trash. Decluttering and organizing services can make the job easy! Remember – Protect your valuables during the renovation period when many people will be in and out of the house.

Plan for Problems and the Unexpected – Expect the Unexpected. You can expect cost increases, delays from trades people, equipment breakdowns, supply shortages, and system problems. Working with a Project Manager(PM) can substantially reduce unexpected surprises. The PM can be your onsight eyes and ears – Your WatchDog!

home renovation, project management, project planningPhase 2 – Renovation Planning – Being Prepared!

Talk to Your Insurance Agent. Contact your insurance agent to help make sure you’re comfortable with the amount of coverage you have in place for your renovation project. Your PM will make sure the various trades carry needed coverages. Once the renovation is complete, consider having your agent evaluate your coverage again so you can be assured it fits your needs.

Begin looking for an Architect & Engineers – Good article on working with an Architect – https://www.realhomes.com/advice/how-to-work-with-an-architect

Make sure that you and your Architect are in sync with your style and design desires – Your Aesthetic!

Here’s a Link to why you may need an Engineer(s) – https://www.bestructural.com/when-should-you-hire-a-structural-engineer/

Make sure that the Engineer, Architect and Project Manager are introduced and get together early in the Planning Phase.

Begin looking for a Project Manager  Finding a Project Manager with whom you can work closely with is essential. They’ll not only be your eyes and ears for the term of the renovation – Your WatchDog, the PM will be on the front line of communications with the other professionals, trades and suppliers.

Why a Project Manager(PM) and not a General Contractor(GC)? Unlike a GC, the PM is loyal to you and only you – they vet the best of trades available and help select the best materials from all available sources! The PM works with you, the Architect, the Engineers and other Professionals to assist in creating the Plans, timelines and Budgets to meet your Needs and Price Points! The PM is your WatchDog!

Select the Architect, Engineers and Project Manager. Working with carefully selected Professionals will provide you a comfort zone and save you time and money. In addition, the city and other public entities will appreciate your working with professionals and expedite project approvals.

Schedule Group Meetings with your Architect, Engineers and Project Manager. Make sure they fully understand your – and your family’s – Dreams and Budget as they begin Designs, Estimated Costs and Timelines.

 Schedule Another Meeting with Family and Significant Others. Review the status of the renovation with all involved parties. Get their input and keep them in the loop!

 Interview and Select Design Professionals (If Desired). They can assist you with the selection and coordination of interior design and furnishing decisions. They will help to determine and hone your aesthetic. Allow yourself one to two months to choose everything. While you are shopping for tile and hardwood floors, your Architect, Engineers and PM will finalize construction drawings, the budget and complete the details required for permits and approvals.

 Create Spaces for Yourself and Family – Don’t Forget the Pets. Select rooms that will remain relatively untouched by the chaos. Equip the areas with whatever you might need to keep your sanity for the duration of the renovation. Check with the Architect and PM to assure that at least one full bathroom will always be in service. Determine when and for how long the kitchen will be out of commission? Remember that the power, water and HVAC for periods of time.

 Staying In Your House? Determine if you and your family will be forced to find other living quarters during phases of the renovation. Make the arrangements!

 Inform Your Neighbors. Renovation projects create noise, dust, traffic, road-side parking and other potential disruptions for your neighbors. Letting them know your renovation schedule will reduce potential problems and keep the peace.

Phase 3 – Getting the Renovation Underway! Don’t Miss a Step!dream home, project manager, home renovation, dream renovations

A Forensic Home Inspection is a Diagnostic Must. Before starting the renovation you’ll want to make sure that the existing structures and systems are in sound and in good order. The Forensic Inspection will go far beyond more common home inspections and uncover problems that could occur during or after the renovation – Early Detection!

Have a Floor Plan Created. It is well worth the time and cost to have a floor plan created for the entire house. You can avoid critical and often costly design mistakes when armed with a floor plan. Your PM will provide each of the trades a floor plan giving them needed measurements and marking the location of wall, fixtures, etc. The floor plan will also be a valuable tool as you begin planning furnishings and their placement.

Here’s a good question to discuss with your Architect, Designer and PM provided by HomeAdvisor — “Figuring $80 to $100 per square foot, does each square foot in the plan truly ‘earn its keep’? Can wasted square footage be turned into usable living space or eliminated? Could more storage and closets be added throughout the home? Does the design take best advantage of the views, maximize the natural light, and offer privacy?”

Secure Required Permits . Permits are generally required in most municipalities, permits are critical to helping avoid having to redo work. Your PM will check on the regulations, codes and inspection schedules to assure you are in compliance. Your PM will also work with the various trades to assure your projects are in compliance.

Schedule “Pulse Meetings” with your PM. It is extremely important to keep open lines of communication with your PM. Remember – – The PM should be your eyes and ears on the renovation project – Your WatchDog! If you have questions or concerns about any phase of the renovation project, the quality of workmanship or the tradesmen involved, the PM can answer your questions and take action when necessary. When you have suggestions for additions or changes to the renovation plan, the PM will work with you – and the the Architect if necessary – to determine the added costs and impact on completion dates. The PM will also keep you posted on the status of all renovation projects as well as the budget and timelines. The PM delivers Peace of Mind!

Determine the Demolition Required. Before the new construction begins,  old structures may need to be removed. Demolition will vary project by project, but will include everything from: Pulling up carpet, Taking down wallpaper, Tearing down walls, Removing old pipes, Pulling old wiring, Cutting a hole in the roof, etc. Some demolitions can be accomplished in a few days while others may take much longer. During the demolition, all workers and the PM should be looking for indications of mold, lead paint and other toxic materials. If toxic problems are found, the PM will take all proper actions and keep you informed!

Determine the Utility Requirements. Electrical – The Forensic Inspection Professional, Engineer and PM will determine if parts or all of the house needs to be rewired. For those who are installing new appliances or find they will be utilizing numerous electronic devices, the electrical panel may need updating as well. The PM will need to work with your utility.

Gas Lines – Gas lines may need to be updated or moved if you are remodeling a bathroom, a kitchen or adding heating systems.

Water and Sewer Lines – Your renovation may be a good opportunity to update water and sewer lines – they’ll be scoped during the Forensic Inspection. Replacement pipes are not only more sturdy but also allow water and sewage to flow more quietly. It’s wise to replace pipes before new flooring and walls are installed.

Renovation Oversight. The PM, or you, should be onsight during the entire renovation and inspect all work as it is completed by various trades. Tradesman should be paid in full until their work is inspected and approved. No walls, floors, ceilings, etc. should be installed until the systems and structures behind are inspected and approved! An advantage to having a PM is that they can be onsight as your eyes and ears while you go about your day-to-day activities!

Keep Renovation Records, Documentation, Invoices, etc. With the assistance of your PM, you should keep a file of all invoices, information provided by professionals, warranty information, instructions, etc. In addition – It will also be wise to keep a photo record of the entire renovation process from start to finish. This can be extremely important for insurance purposes, when selling the home or for walks down memory lane!

Finalize Household Arrangements. Now that you know when the renovation work will begin, the PM, or you, should make arrangements for dumpsters, storage containers and booking a hotel room for the days and nights when you and your family may need to stay outside the house.

Inspect and Review All Deliveries. The PM, or you, should inspect all deliveries and invoices to assure that the deliveries: (1) Match what was ordered (2) The price is correct (3) The quantity is accurate and (4) That nothing was damaged.

Unfortunately, as many as 20% of all deliveries will have a problem. These problems can cost time and money! Another advantage to having a PM is that the PM will not only be responsible for the inspections but also rectify the problems. In addition, when there is a problem with deliveries, the PM will adjust the trade’s timelines as required. It is costly and frustrating to have trades onsight without the needed materials.

Keep and Update Timelines for the Projects and Trades on a Daily Basis. The timelines for the various trades are interdependent upon the completion of each phase of a project by other trades – as well as the delivery of required materials. In addition, the projects may require the scheduling of multiple trades to complete that phase of the project. Trades must work together! Unfortunately, when one trade falls behind in their work – or the required materials are not available – the timelines will need to be updated and distributed.

 Plan the Cleanup Processes – Ongoing and at Completion. Working with your PM, develop a plan for dealing with all the dust and debris on a daily basis! The PM will assure that the trades keep their work areas clean, their tools organized and that they keep passage ways open as best possible.

project manager, home renovations, construction managementConclusion – There is a great deal of planning that goes into a home renovation. Whether you’re doing room-by-room updates or gutting the entire house from the ground up, you’ll need to utilize trained professional and carefully vetted trades at each stage!

A Project Manager will help complete each of the required steps to make your dream home become a reality. The PM will be your eyes and ears – Your WatchDog – focusing on Quality, Timing, Costs and Meeting Your Expectations! Your PM will provide a unique vision and a hands-on approach to your renovation that will help your project run smoothly to bring you the Home of Your Dreams!

Are you a Home Owner, Potential Buyer, Real Estate Investor Planning a Renovation/Remodeling Project? 

Are You Interested In What a Project Manager Will Do For You?renovation WatchDog, project manager

Tell Us About Your Project – PPR is a Good Listener!

Find Out More About Properties, Probe & Renovation(PPR) 

We Will Be Your WatchDog!

Email Phil Eide – [email protected] — Text/Call – 216.577.5579

House Flipping Markets – Risks & Rewards – A Suggested Alternative!

Defining Real Estate (House) Flipping – According to the BusinessDictionary, “Quick-profit strategy in which an investor flipping, house flipping, home flipping, real estate investmentspurchases real estate at a discount price and improves the property in order to sell it at a higher price. This can be a very lucrative profit strategy if the housing market is doing well.”

Caution Flags – It may be time to find safe ground when an investment market starts producing infomercials, reality shows, “How To” get rich books, “Free” hotel seminars, etc. Inevitably, these are the signs that more losers than winners are ahead!

Overview of the Flipping Market – As the house flipping market has become crowded with buyers – many of whom have no real estate experience – seeking quick returns on lower price properties that need renovations, the inventory of qualified properties has diminished and the risks have increased

Adding to the dangers facing the current Flipping Market is the intense “Get Rich Quick” media promotions and the less restrictive willingness of lending institutions to assist potential Flippers in leveraging their investment. These factors tend to flood the market with unqualified investors who dilute the market!

Complicating the market further, the required skilled construction trades are experiencing an extended period of high demand. The trades are able to demand and receive increased wages and are building backlogs. While this situation is great for the trades, it adds additional renovation costs to the flip and potentially delays house renovation completions. For the Flipper vetting and monitoring the trades for quality, time and costs has become a primary concern.

The Upside to Flipping – Let’s start by saying that some people have flipping, house flipping, home flipping, been wildly successful flipping homes. The media hype focuses on the successes! Note – Unfortunately, there have been many untold losers – especially among those with little experience in the real estate and renovation markets. Flipping is not a marketplace for the meek and inexperienced, people without a financial cushion, or those betting their hard earned savings!

The Downside to Flipping — Losing Money Instead of Making areal estate investment risk, flipping house, flipping homes, flipping Profit! According to The Balance – a literary home to experts who know what they’re talking about there are many factors which can contribute to losses when flipping”. The following is a summary from The Balance:

  • Unanticipated Expenses – These include everything from building permits, contractor delays, material delays, permit delays, and renovations and materials you had not budgeted for…
  • Higher Taxes – Once you have completed renovations on the property, the city may increase your property taxes…
  • Losing Your Profit to Taxes – Any profit that you make on an investment property may be subject to capital gains taxes…
  • Holding Costs – You will have to pay the loan or mortgage (assuming you have a mortgage on the property), taxes, insurance and maintenance on the property for as long as you own it…
  • Difficulty Selling – You are losing money every day you are unable to find a buyer for your property. Because you must pay the holding costs on the property, the longer it takes to find a buyer, the more money you are losing…
  • Stress – Stress is also a main drawback of a real estate flip…

Alternative Strategy – We at Properties, Probe and Renovation (PPR) offer the following alternative to help you gain a substantial ROI while Best Utilizing Your Time and Money!

Focus on renovating/converting high-end, luxury homes or condos that need upgrades and TLC! This market can provide the investor with tremendous financial upside as long as they partner with the best Professionals.

flipping, house flipping, home flippingPartner with Professionals – Here’s where PPR suggests you start Partnering:

1) Buyer-Side Broker/Agents or Site Location Specialists – You’ll need help sorting through a vast number of locations and properties to find the one that meets your specifications. Vetting the Properties is Essential – Location – Location – Location!

2) Banking/ Financing Partner – Whether your planning on an all cash venture or on leveraging the project for a high potential ROI, it’s just good business and planning to have additional financing available in case of set backs and surprises.

3) Home/Property Forensic Inspection Professionals – It is essential to have each and every house/property thoroughly inspected prior to making an offer or buying. Expect the Expose the Unexpected! What you don’t know will hurt you!

4) Architects and Engineers – The design and functionality of the renovations must target a “Special Breed” of potential buyers who have deep pockets and specific needs. While older homes may have the desired square footage, the configuration and amenities may need substantial improvements. The professionals will assist you in targeting your market and creating a budget!

5) Trusted Renovation Project Manager (PM) – The PM will be your eyes and ears from the inception of the renovation to the completion! Your Project WatchDog! A primary focus of the PM is to work closely with the Architects and Engineers and you to take the project’s renovations from paper to bricks and mortar on time and in budget while at the same time vetting, scheduling and monitoring the required contractors and trades. The PM must carefully balance and monitor: Quality, Time, Costs and Your Interests!

6) Seller-Side Broker/Agent – It is essential to create relationships with Broker/Agents who are in tune with the potential pool of High-End Buyers  for homes in your property’s area. They should have previously created corporate relationships for relocation and meeting the needs of the quiet house hunting executives and their families. Listing the house and having open houses is not enough!

The High-End Market – Many savvy real estate investors have been engaged in the high-end/luxury real estate investing market for flipping, high-end flipping, luxury flipping, house flipping, home flippingdecades! In many ways this investment strategy has been the a best kept secret. The vast majority of real estate investors flipping smaller, lower cost homes are generally unaware of this market. They do not understand how to gain access to the market, are not familiar with the tastes of the higher income buyers and are uncomfortable dealing with the sellers and buyers of the higher priced properties.

Where to Look for Properties? – If you Google luxury or high-end house flipping, generally you’ll be directed to boom markets and resort areas with properties starting at a million dollars or more – NYC, Boston, Palm Beach, Palm Springs, Las Vegas, San Francisco, LA, etc.

Instead, take a look at desirable suburban – or even urban – areas outside of the high profile, main stream! Some of the best finds can be in the price range of $300,000 – $500,000 and in your own back yard. Many of these areas have a strong industrial/business base and established older residential communities with homes that require substantial upgrades due to passing of generations, people retiring, etc.

Unlike the standard lower-end Flips, these high-end, larger homes – and their potential buyers demand amenities like: 1st Floor Master Suites; Custom Bathrooms; Designer Kitchens; Patio Kitchens; Expanded Custom Closets, In law Suites; etc. and they are willing to pay for them!

The High-End Advantage – Here’s an overview provided by CNBC, “High-end flipping, however, is heating up. Flips with a sale price of $750,000 or more rose 21 percent from a year ago, while homes priced below $400,000 declined as a share of all flips from a year ago, according to RealtyTrac. Homes priced between $750,000 and $1 million had a 41 percent return, which explains why flippers are heading to higher-priced neighborhoods.”

In Closing – What’s Next? – When investing in the Flipping Marketplace, High-End or Lower Cost Properties, consider the following:

  1. Do your homework 1st before jumping in and committing dollars!
  2. Determine if you and your family have the time available for the commitment required.
  3. Think through – and write down – exactly the type(s) of properties that will be your focus.
  4. Determine your comfort with risk, how much do you intend to invest, and what funds will be available in case of set backs and delays.
  5. Prepare an accounting system for dealing with expenses.
  6. Prepare any legal documents that may be needed.
  7. Determine the parties with whom you will need to Partner (as listed above) – Brokers/Agents, Architects, Engineers, Project Manager, General Contractor, Trades, Bankers, etc. to take the project from inception to completion.
  8. Develop contingent plans for the unexpected – The unexpected will happen!

How Can PPR Help? – Whether your thinking about entering the House Flipping Marketplace – or already established – Properties, Probe &Renovation(PPR) and its 6 Critical Services: 1) Sight Location 2) Forensic Home Inspections 3) Onsight RenovationProject Management 4) Decluttering & Organization and 5) HomeWatch Visitation. These services offer time and cost saving opportunities worth your Projects and Profits.

 At PPR are good listeners! Tell us about your Project!! Call or

home renovation, renovation wartchdog, project managerText Phil – 216.577.5579

Find out more about Properties, Probe & Renovation (PPR) and How We Can Be Your WatchDog!   

Contact Phil Eide . Email: [email protected]

 


Are You Flying Blind When Making Real Estate Decisions? Floor Plans Make a Difference!

What? No Floor Plans for Residential Real Estate! Here’s an Argument for Bringing Back Floor Plans When Renovating, Remodeling, Selling or Buying a House!

Background – Having gotten my start in commercial and industrial floor plans, home layouts, home design plansreal estate – with several stints doing site location work – I was appalled to discover that the residential marketplace seldom makes available a property’s Floor Plan.

In the world of commercial and industrial properties, we based our reviews and planning on the pictures we took – or were provided – and the Floor Plans almost always made available through Owner or Broker.

My entry into the residential real estate market came in stages: 1st – Searching for my own house, 2nd  – Helping others with renovations for their homes and 3rd – Having co-created Properties, Probe & Renovation(PPR) doing Site Location, Property Inspections, and Project Managing Renovations. At each of these stages, people were confounded when I requested the Floor Plan. I made the floor plan a demand or created one myself. 

Others Agree on the Value of Floor Plans – Here is what MOV 8 Real Estate had to say, “When marketing a property, you might think that the most important aspects in presenting the property would be top-quality photographs and a beautifully-written description. However, recent research suggests that floorplans are also at the top of the list for buyers. So why, if you are selling, is floor plan. house layout, home design plangetting a floorplan an absolute must?” Their opinion goes on to definitively state, “The potential to increase interest and encourage viewings and sales means that, in our opinion, floorplans are a must when you are putting your property on the market.”

Are Floor Plans Worth Their Time and Cost? – According to Infolio – a property advisor and manager – here is what a floor plan will deliver (with some of PPR’s additions):

1. They give perspective – Where photographs are picturesque, floor plans are to the point. 

2. They paint a picture  You don’t need detailed photographs filled with stylish furniture to gain a buyer’s imagination. A floor plan can communicate whether or not the home will be right for the potential buyer in the years to come. 

3. They help avoid the need for multiple inspections and added buyer visitations – A floor plan reminds the potential buyer of the room placements, sizes and configuration. They point out storage spaces and the location of doors, bathrooms, hallways,etc

4. They provide a reality check  If a buyer is serious about buying a home, the floor plan will give them a good sense of what belongings they can bring with them, and what things they’ll need to leave behind.

5. They do not lie  When inspecting a property, it’s natural for the potential buyer to lapse into a daydream. The home’s floor plan will act as a reminder of what is most definitely included in the property, and of what will not be there once your potential buyer returns, or eventually moves in.

6. They inspire change – There are two reasons why a potential buyer could fall in love with a home. They might fall in love with everything it already is, or they may fall in love with everything it could be. Not only will a floor plan illustrate the current makeup of a home, it might also inspire a little DIY (or professional) renovation. This will allow your potential buyer to envision and plan for any future home improvements he or she may want to make.

7. They put buyers “in” the house – Perhaps the greatest advantage to using floor plans – and one that cannot be underestimated – is that they allow buyers to draw and visualize their furniture in the home.

8. They make the house memorable – Have you ever followed up a prospective buyer from an open home and asked them what they thought of your property, only to have them ask “which one was it again?”

9. They put the whole package together – When it comes to viewing real estate photos online, it can be difficult for buyers to see how the images fit together to represent the whole house. This is especially the case when the property is empty. With a floor plan, buyers can piece together the photos and property in their mind. The floor plan helps buyers to see where rooms are located in context to one another, and how the property “flows”.

10. They are a necessity for renovation/remodeling projects – The floor plan is the road map pointing the way for the owners, professionals and trades for: renovation/remodeling design, construction planning, material selection and pricing, and the eventual placement of furniture.

11. They provide a permanent record – The floor plan graphically – along with pictures – shows what the house was and what it has become! The before and after!

Floor Plans for Buyers – According to Infolio, “So important is the floor plan to the potential buyer, research has shown that 1 in 5 people looking to buy will ignore a property advert if no floor plan has been included. In fact, many buyers believe that this extra information is of greater importance than the main images and floor plans, home design plans, renovation design plansssummary texts published within property brochures.” 

Floor Plans for Renovators/Remodelers – According to SFGATE – “Complete and accurate building plans can make the difference between a successful remodeling project and one that breaks the bank. These plans alert designers and contractors to the location of existing walls, wiring and other systems within your home. Knowing where these objects are located ahead of time helps your designer or builder plan the project around these components. A well-crafted set of plans can help reduce the risk of costly errors during construction, and may even shorten your project schedule.”

PPR’s Opinion – Floor Plans are an essential tool for Owners, Sellers, Brokers and those who are planning renovations and remodeling projects. Home owners should be demanding and Brokers should be the lead in providing a floor plan when sellers and buyers are involved. Before starting a renovation – or having an home inspection for that matter – the owner should obtain a floor plan.

Problem in Obtaining a Floor Plan – It is not easy to obtain a floor plan without  either measuring and learning to use software or paying for the services of a Designer/Architect!

Solution to the Need for a Floor Plan – PPR may have your Solution! Always looking for solutions to Real Estate problems,  Floor Planfloor plan. creating a floor plan, home design plansProperties, Probe and Renovation(PPR), will be adding a 6th service. As planned the service will provide standard Flat Design or a 3 Dimensional Floor Plan. Currently we are working on the details, including multiple options and pricing the service based on a number of factors. Please watch social media and our Blog for the details of the floor plan design roll-out! 

Are you a Home Owner, Potential Buyer, Real Estate Investor or Planning a Renovation/Remodeling Project?

Are You  Interested in What a Project Manager Can Do For You?

home renovation, renovation wartchdog, project managerFind out more about Properties, Probe & Renovation – We Could Be Your WatchDog! Contact Phil Eide . Email: [email protected] Call or Text : 216.577.5579

Successful Home Renovations Are All About Decisions! Do You Have The Time and Expertise?

Do You Have the Time and Expertise to Vet, Schedule, Supervise and Coordinate a Team of Tradesman to control your Renovation’s Quality, Timelines, and Cost Outcomes? 
Even a limited renovation project can require multiple tradesconstruction trades, vetting trades, selecting trades working with several of your home’s structures and systems, ie. electrical, plumbing, HVAC, etc. In addition, once a project is underway there can be costly surprises – Most Avoidable!
Expect the Unexpected – Recently we, Properties, Probe & Renovation(PPR), were called into a project that started small but was full of costly surprises for the owner! The owner’s original plan was for a new deck, fence and cosmetic interior improvements. The plan changed dramatically and the cost skyrocketed due to system failures that were uncovered as work began. The projects evolved into a need for mold remediation, system replacements, structural improvements and the need to fully redo the interior! The original plan evolved into a major renovation!
Note – A forensic inspection of the house prior to the owners beginning the home inspections, house inspections, property inspectionssmall projects would have made a tremendous difference in the planning process, the time required for renovation and have reduced the overall costs – as well as reducing the emotional roller coaster of surprises for the owner! Even though the inspection would have delivered bad news, the owner would not have been constantly facing unexpected surprises and the accompanying unexpected costs!
When the owner contacted PPR to be the Project Manager, we were able to work with him to: (1) Bring organization to the renovation project, (2) Create timelines (3) Establish a flexible budget (4) Begin the process of vetting the required trades, and (5) Bring the owner some Peace-of-Mind. PPR became the owner’s eyes and ears – His WatchDog!

As PPR working with the owner looked at the all encompassing renovation, it became apparent that a long list of integrated trades would be needed to bring the project to completion. Each of the trades would need to be vetted for quality, availability and cost. The owner of the property did not have the time or expertise to perform the vetting. This is one of the ways a Project Manager is valuable.

PPR need to vet ththe extensive list of trades below! This list should assist other owners in understanding the time and expertise required to select, manage, supervise and coordinate the tradesman and other professionals required to complete a project!
Note – the above owner’s home was only 1,400 square feet!
Here’s a Sample List of Tradespeople
Architects
Environmental
Consultants
Landscapers
Storage Facilities
Basements
Fence Installers
Landscape Designers
Surveyors
Carpenters
Floor Heater
Systems
Mudders & Tappers
Technology
Cement
Foundation Experts
Organizers & Packers
Tilers
Cement
Leveling
Garage Door Installers
Painters – Interior
Trench Diggers
Chimneys and
Fireplaces
Geothermal Systems
Painters – Exterior
Trash Haulers
Closet Systems
Grading
Pest Control
Utility Line Locators
Counter Installers
Gutters & Downspouts
Plumbers
Wall Paper Installers
Day Labor
Hot Water Heaters
POD Providers
Window & Doors
Decks
HVAC
Roofers
Zoning Specialists
Driveways
Insulation Specialists
Security Systems
And More!
Drywallers
Interior Designers
Siding Companies
Electricians
Kitchen – Interior
Site Selection
Specialists
Engineers
Kitchens- Exterior
Stone Flooring
Do You Have the Time or Expertise to Vet, Schedule, and Supervise a Team of Tradespeople to fulfill your Project’s Quality and Cost-Efficiency Outcomes? PPR does.
 vetting trades. property manager

The PPR Mission — To Protect the Client’s Interests and Provide Peace of Mind!!

PPR will Safeguard the Quality and Costs of Your Forensic Inspection and/or Renovation Project by vetting expert tradespeople, efficiently scheduling project tasks, coordinating projects and providing onsight oversight. Our WatchDog Services!      

         Tell us about your Project…
            Contact Phil Eide . Email: [email protected] . Call or Text: 216.577.5579 . Visit: www.propertiesprobeandrenovation.com 

              

 


We Make a Difference – What Makes PPR’s 5 Real Estate Services So Different?

Properties, Probe and Renovation’s 5 Stand-Out Real Estate r Services? 

the ppr difference, properties, probe & renovation, site location, home inspection, home renovation, construction project management, hoe decluttering, home organizing, home visitation, home watchIntroduction. Properties, Probe and Renovation(PPR) was formed to provide potential and current residential and commercial real estate owners, buyers and sellers 5 distinct WatchDog Services that differentiate themselves in their markets:

  1. Properties – Site Location
  2. Probe – Real Estate/Property Inspection Services
  3. Renovation” – Onsight Renovation/Construction Project Management
  4. Decluttering and Organization – Homes and Offices
  5. Home Watch – Home Visitation Services

Each of the services can stand alone or work on a mx and match basis to meet the Client’s specific needs. Let’s take a look at what differentiates each Client-Centric service:

1) Site Location – Searching for the Client’s ideal property(s) to meet their specifications specifications.

The PPR Difference

 a) PPR works with the Client as a consultant not as a Broker! PPR focuses on the Client’s specific residential or commercial needs on a national basis without regard to commissions.  

b) PPR utilizes a personalized interview and questionnaire process to ascertain not only the location(s), type of property(s), and price points which are the client’s target for our search but also the motivating forces behind the desired search.

c) PPR focuses not only the availability of the property, but also the nuances of the location including the demographics.

d) PPR is unbiased –- We do not accept real estate commissions.

e) PPR searches out listed and unlisted properties as well as soliciting the owners of properties that are not on the market.

f) PPR utilizes vetted professionals on a national basis to assist in the Client’s search.

2) Real Estate/Property Inspection Services – In Depth, Forensic, Pre -Sale, Pre-purchase and Pre-renovation Property Inspection Services.

The PPR Difference

a) PPR does not cut corners to reduce costs or utilize inspectors who are “Jacks-of-all-Trades”

b) PPR utilizes locally vetted experts in their trades who work with tried-and-true tools as well as the latest technologies to analyze and diagnose a property’s bones: its structures and systems from roof-to-foundation and from attic-to-basements.

c) PPR provides Clients a Comprehensive Report which reflects the external and internal condition of the property in which they have an interest.

d) PPR pro-actively assists Clients in avoiding a malfunction of a property’s structures and systems that can lead to financial surprises and difficulties.

3) Renovation/Construction Project Management Onsight, Oversight Services – Your WatchDog during during the planning and construction process for renovation, remodeling and additions..

The PPR Difference

a) PPR has only one master – Our Client! The trades we utilize are locally vetted to meet the Client’s specifications.

b) PPR coordinates and orchestrates the work of all Professionals, including, architects, engineers, and other professionals to take the project from paper drawings to the worksite.

c) PPR meets with the Client on a regularly scheduled basis. We bring our Clients up-to-date on the status of each project component as well as the overall status of the project

d) PPR maintains a Project Budget on a daily, weekly, and monthly basis to assist in tracking and managing potential overages and savings when compared to original and budget projections.

e) PPR oversees compliance with building codes and standards. Working with professionals and trades, the PPR WatchDog assures that each component of the renovation project is in compliance with all local, state, and federal regulations.

f) PPR diligently works with all of the workers and trades to assure safe worksite practices and compliance with applicable OSHA regulations

g) PPR tracks the total renovation from inception to completion including: cost estimates, site preparation, vetting contractors, trades and other professionals, creating time lines, ordering and checking materials, and quality controls.

h) PPR supervises the professionals, workers, and trades to include: hiring, goal setting, commitment to start-up and shut-down times, daily evaluation and quality of work, discipline and firing to optimize the quality of the renovations to completion.

i) On a day-by-day basis, the PPR WatchDog examines all project material(s) deliveries for timeliness, quantity, quality, and cost as compared to the order placed. PPR acts to remedy any discrepancies and makes adjustments to the trades’ timelines as necessary.

j) PPR acts as on onsite referee to create a meeting of the minds in disputes between and among various professionals, trades, and suppliers. In addition, when PPR or the Client has questions or concerns with respect to the various professionals, trades, and suppliers, PPR works to negotiate a favorable resolution.

k) PPR coordinates diverse renovation and construction trades for the purpose of creating efficient timelines on an ongoing basis throughout the life of the Project. On a day-to-day basis, the PPR WatchDog sequences and re-sequences the trades involved in any given project to create time and cost inefficiencies based on the ability or inability of one trade or another to complete their work within a given time line.

l) PPR keeps the records essential to the near- and long-term success of any renovation project. Accurate records assist PPR in working with the Client to assure that the Project is on-target physically and financially during the renovation period as well as for creating a final cost-analysis and overview for the Client.

4) Decluttering and Organization of Homes and Offices – especially prior to a renovation project or the Client’s moving.

The PPR Difference

a) PPR understands clutter and how to help our Clients overcome it both physically and emotionally for individuals, families, owners and staff members.

b) PPR utilizes hands-on tools, products, systems and solutions for decluttering and organizing.

c) PPR provides vetted professionals – along with a Project Manager – who focus on optimizing living and working spaces for renovation prep, downsizing, or refreshing.

d) PPR respects the Client and their possessions throughout the sorting, packing, distribution, and relocation process.

e) PPR Project Managers and staff are trained to reduce the Client’s stress and frustration during the decluttering and organizing process.

5) Home Watch/Visitation Services – looking after a home and property when the owner is away for an extended period?

The PPR Difference

a) PPR provides a visitation service which verifies the condition and safety of a home and property during the Client’s absence.

b) PPR provides our Client with vetted services and trades to handle emergencies which may arise. A simple and affordable solution to provide Peace-of-Mind.

c) PPR home watch professionals visit the Client’s home/property on a scheduled basis to check on its status. PPR is also on call should the Client require immediate property attention.

d) PPR professionals do not live in the home creating the potential for wear and tear.

e) PPR professionals inform the client about all issues with the property and generally will be capable of coordinating the required “fix”.

f) PPR professionals are trained to detect the early signs of damage and catch them before they become an expensive disaster. 

g) PPR home watch services are designed to support seasonal residents with vacation homes, vacationers, week-enders, frequent travelers, employees working out-of-town, people on the go, and private owners of vacant property.

h) PPR home watch services can also be made available to owners of corporate owned properties, homes vacant due to corporate relocation, homes listed by realtors, and bank owned properties.

Wrapping It Up – What Differentiates PPR’s 5 Services? More than PPR-Logo, Real Estate Services, sight location, home inspection, home renovation, construction project management, home decluttering, home organization, home visitation, home watchever, those seeking and owning real estate require professional services which represent their interests on an unbiased basis.

The needs may start with locating the best property to inspecting the properties in which they have an interest or to assisting in renovation Project Management.

Additionally, the property owner may require deluttering/organizing services or a professional to visit the property on a regular basis while they are out-of-town.

The PPR WatchDog mission is to maximize the value of a Client’s current and potential residential and/or commercial real estate investments.

These are the Differentiated Services which the PPR WatchDog provides!

  Tell us about your Real Estate Project, Needs and/or Questions!

Let’s see if PPR is a Good Fit for you. 

Please contact PPR – Email [email protected] 

Call or Text – 216.577.5579

Is There a Monster Living In Your House? Is Mold Making Your Family Sick?

Let’s Talk About Something That May Be Lurking In Your House – MOLD & MOISTURE!

Your home is generally a place to spend time with family and friends where you feel safe, enjoy living, eat and sleep. This pretty picture changes dramatically when molds begin to grow – most often due to an abundance of moisture!

About Mold – While for most people house mold is feared and a dirty mold, toxic mold, black mold, remediation, mold removalword, the fact is that mold in some form exists in every house. No matter how clean you are, it is there! Mold is a natural part of the environment in any home. Mold only becomes a problem when it is allowed to grow and spread – especially when fueled my moisture!

Excess moisture can turn your home into a petri dish! According to the EPA, “mold is considered to be the #1 indoor air quality problem in U.S. housing”. Beyond the health hazard of mold, water intrusion can lead to structural rot, cosmetic issues and poor long-term durability. Water can also contribute to other problems, such as pest infestation.

Note – The Myth of “Toxic Black Mold” – “The term “Toxic Black Mold” has absolutely no scientific validation. It is a term made up by the media. Unfortunately, much like a video that goes viral, the term has resonated with both private companies that use it to exemplify potential dangers, and public officials, who seek to regulate the industry.”

Affects of Mold – Mold can cause health problems that range from itching eyes, sneezing and coughing to serious allergic reactions, asthma attacks and even permanent lung damage. Because people do not know what to look for, the health problems are often noticed before the mold.

Mold can lead to respiratory problems for:

a) Children

b) The elderly

c) Pregnant women

d) People with suppressed immune systems.

e) People who suffer from allergies

f) People who have asthma

Extensive indoor mold infestations can affect otherwise healthy people. If you have observed mold in your house, it is important to have the seriousness of the problem assessed.

What Causes Mold In Your House? – Moisture Is the Problem! If mold, toxic mold, remediation, mold and health, black moldyour house is moldy, the real problem is water infiltration and/or prolonged humidity – levels over 60%. Unless you rectify the water and humidity problems, you’re never going to get rid of the mold.

Note — An inexpensive humidity gauge can be purchased at most hardware stores. Most of these stores also carry a pinless moisture meters for measuring the moisture levels of walls.

Types of Mold? – According to the Center for Disease Control and Prevention, “…the most common indoor molds are cladosporium, penicillium, alternaria and aspergillus. Most of the molds are allergenic molds. Some people are going to be sensitive to it, and others are not. On the other hand, Stachybotrys chartarum – often called toxic mold is more rare. This heavy, dense, black mold is most often caused by a long-term moisture problem.”

Unfortunately, it is nearly impossible to tell what kind of mold you have by looking at it. Mold is colored by what it eats more than what it is; therefore, it is indistinguishable without testing by a professional.

Sources of water infiltration – Often nurturing the growth of mold (Excerpts for the Star.com of Toronto):

1) Basements – Basement water can come from several sources: eavestroughs, foundations, sewers, pipes.

2) Bathrooms – If you spot the ceiling under a bathroom starting to bubble and flake, chances are you’ve got a leak in your bathtub, shower, toilet or sink.

3) Condensation – If you find water on the floor or dripping from your pipes.

4) Downspouts – Blocked downspouts can back up your eavestroughs and these can spill down the walls into the house.

5) Eavestroughs – Generally, the one of the most likely culprits in the event of water leaking into through the basement walls is your eavestroughs and downspouts.

6) Foundation Walls – Concrete walls crack! When a house settles and the concrete hardens, cracks appear and water can enter.

7) Grade and Landscaping – Ensure all landscaping around the perimeter of your house slopes away from the foundation and that no dirt is piled above the level of your first floor.

8) Plumbing – Water pipes can and do leak, seals in fixtures wear out. Sink drains can spring a leak and toilets can shift off their sealing gaskets.

9) Roofing – A roof leak is a big issue, because, not only will it damage any fibreglass insulation in the walls and attic nearby, it’s also the most likely place to get mold. It will also weaken the home’s structure with rot.

10) Sump Pump Failures – Some homes sit on top of underground waterways and have chronic issues with the water constantly flowing around or under their home and it finds its way inside. Other houses are in low-lying areas which may not drain as quickly after a storm. In those cases, a sump pump is a solution.

11) Weeping Tile Failures– Weeping tile is a system of small pebbles and perforated pipe laid along the perimeter of the house at the footings. If your basement is constantly leaking from the bottom of the foundation, it may be the weeping tiles have failed, because they’re blocked with debris or have broken.

12) Basement Windows – Basement windows can leak if they are old and rotten or if the caulking at grade has failed. A common cause of basement leaking are window wells.

13) Sewer backups – Sewer backups are the worst of all leaks. A big storm simply overwhelms the system with a tsunami of rain water. If it’s not a storm, it’s usually a blockage emanating from the house.

Water damage to your home could be more costly than you think — Whatever the source of the water, the EPA cautions “that if damp or wet building materials or furnishings are not cleaned and dried within 24 to 48 hours, the moisture can lead to mold growth. So if it takes a couple of days to notice that leaky faucet or the rainwater that seeped into the basement, mold probably exists”.

When is a mold inspection needed? – According to MoldManUSA – an inspection and removal service, there are 8 signs that you may need a mold inspection:

1. You are experiencing allergic symptoms, such as stuffy head, headaches, scratchy throat, runny nose and not sure why.

2. You think you see mold but are not totally sure it is mold.

3. You smell a musty odor but don’t see any obvious mold.

4. There have been plumbing leaks or water issues in your home or office.

5. You want or need air testing after mold removal has been done by you or a professional to check whether mold levels have normalized.

6.You are a buyer or seller in a real estate transaction and need evidence whether airborne mold levels are not normalized.

7. You a landlord or tenant and need evidence whether there is a mold problem.

8. You are looking for a general assessment of your indoor air quality to make sure your family is breathing high quality clean air in your home.

In addition to an inspection for mold, an assessment for the sources for water infiltration is essential. The inspector should go over the house from top to bottom with a moisture sensor, and show you exactly where water was infiltrating the framing of the house and causing mold.

Home Advisor suggests, “If you suspect the presence of mold but aren’t sure or know you have mold but don’t know what kind or how much, you should immediately call a professional to consult your situation and the best approach to removal. These professionals, also known as certified Industrial Hygienists (IH), will charge an average of $300 to $500 to test your property and home for mold levels.”

Home Advisor further notes, “If you ignore the mold [and water] problem in your home, it will grow. The more mold there is, the more costly the removal, so address your mold problem as soon as you suspect you have one…”

Note — In some situations small sections of the wall and ceilings may need to be removed to determine the extent of the mold. It is essential to have the mold completely remediated by a professional utilizing approved equipment.

Mold Remediation (Removal) & the Cost – Mold remediation can be very dirty, tedious, and sometimes even dangerous. It is essential to wear the proper protective equipment – including a quality, well-maintained respirator. If you are not educated on the proper mold removal and remediation guidelines as provided by OSHA and other state and federal regulatory committees it is best left to professionals.

Note — Don’t forget to find a safe place for your pets during the remediation process!

The cost of remediation can vary significantly per the size and extent of the mold. Generally, initial inspections are free enabling the company to provide an estimate. According to HouseLogic, “When you find mold growing in your home, sound the alarm and get rid of it fast. Delay can mean extensive and costly remediation and repairs. On average, professional mold remediation costs $500 to $6,000 — but the price can soar into the tens of thousands if the problem is severe.”

Note – Don’t Fall for a Quick Fix or Gimmicks: Ozone generators, chemicals and other mold-killing (or covering) measures can be more toxic than the mold itself. They don’t actually kill the mold at its source. Remember that mold has to be completely removed, the moisture problem fixed, and the wet materials either dried or replaced. Any other mold killing services are a waste of money.

Does Home Insurance Cover Mold Remediation? – Maybe! It is important to immediately contact your agent and/or insurer upon the detection of mold. You will also want to be able to explain to them the source of the moisture contributing to the growth of the mold. Don’t presume your homeowners insurance will pay to fix your mold problems. Insurance typically pays if the problem results from an emergency already covered on your policy, like a burst pipe, but not if mold resulted from deferred maintenance, persistent moisture, seepage, or from floodwaters (unless you have flood insurance).

Conclusions – Mold in homes can be a costly and dangerous problem, particularly when infestations of so-called toxic black mold occur. The symptoms and health effects of mold exposure and toxic mold poisoning cover a wide range of health problems Understanding how to detect moldmold, mold and health risks, black mold, toxic mold and the negative health indicators can help keep you and your family safe by having a professional inspection and the appropriate remediation.

If you have questions about the above – or about Properties, Probe & Renovation’s 5 Services, Let’s Start a Discussion!

The best way is to send us a brief email – [email protected] – describing your project, location and any questions. You can also call or text Phil at 216.577.5579.

Don’t forget to visit our website – www.contactppr.com

5 Properties, Probe & Renovation (PPR) Services – Providing Accurate Quotes and Answering Pricing Questions!

Providing Accurate Quotes for Renovations, Remodeling, Construction Additions and other Real Estate Related Services is a Complicated Task with Many Variables

At Properties, Probe & Renovation (PPR) we are dedicated to providing accurate quotes that will enable our Clients to make empowered decisions that in the end provide the Client services they deserve and will do wonders for the PPR Reputation.

renovation pricing, remodeling pricing, real estate service pricing,

Properties, Probe & Renovation (PPR) has had many inquiries about the pricing of our 5 Real Estate Services. Because each of the services is customized to meet the potential Client’s specific needs and the pricing is flexible, the quotes will vary. For each of the 5 Services it is also important for the potential client to understand what differentiates PPR from what might be perceived as competition.

In order to provide potential Clients with a better understanding of our Services and Pricing Process, we put together Service and Price Descriptions. The following are links to each of the 5 Services Pricing Pages:

1) Site Location Service- https://wp.me/p9jfNN-zb

2) Forensic Real Estate Inspection Services – https://wp.me/p9jfNN-zA

3) Renovation Project Management Services – https://wp.me/p9jfNN-Ac

4) Decluttering Organizing Services – https://wp.me/p9jfNN-Av

5) Home Watch/Visitation Services – https://wp.me/p9jfNN-AG

It’s important to remember that no two real estate projects are the same. This means that PPR must create custom estimates for each of the 5 Services for each potential client. The PPR goal is to always provide our potential clients with the information necessary to make the best possible decisions on each of the their projects.

Have Questions? Text or Call – 216.577.5579 / Email – [email protected] — Visit www.contactppr.com

Pricing Information for PPR’s Home Watch/Visitation Services – Your Real Estate Investment WatchDog!

Flexible Pricing to Meet the Client’s Home/Visitation Needs

About PPR Home Watch/Visitation Service and Pricing

To provide our potential clients an estimated price for PPR’s Home Watch/Visitation Services for their homes and other properties – it is home watch, home visitation, house watch, house visitation, property watchessential to outline two important factors:

1) How the PPR Home Watch/Visitation Service differs from services most often offered by family and friends.
  2) What components contribute to the price estimate for a PPR Home Watch/Visitation Service.

The PPR Difference:

A) The Set of PPR Home Watch/Visitation Services delivers the Client Peace-of-Mind through risk protection, first and foremost! The property owner needs to know that a PPR experienced professional is looking after their home and property when they are absent and that the professional is highly capable of protecting their most valuable asset – their Home!

B) PPR understands that when people are out-of-town for any length of time, their home and property is at risk for more than just burglary! The PPR scheduled visits to the home are geared to uncover structural and systems problems before they become calamities! In the case of problems which are uncovered which pose an immediate threat to the property, the PPR professional will make arrangements to handle the situation before further damage occurs, per the PPR Client Agreement. 

C) The PPR regularly scheduled visitation from a trained professional is designed to check the outside perimeter for accumulated newspapers, mail and package deliveries, trash, and system abnormalities such as automatic lawn watering devices which have gone awry–any of which often indicates that the Client is not currently living on the premises and that intervention is necessary. PPR realizes that precautions like security systems, cameras, and other detection devices – while recommended — have their limitations. 

D) PPR is a House Watch/Visitation Service, not a house sitter. House sitters live in the home while the owner is out-of-town and are not necessarily trained to uncover interior systems problems or, as an added service, assist in arranging required repairs. In addition, house sitters – though they may be family or friends – can compromise a Client’s sense of privacy in addition to creating unmonitored wear and tear in and around the Client’s home.

E) PPR utilizes a trained professional to uncover the unexpected damage and/or systems failures which can happen in a home while the Client is away. Experienced professionals are trained to detect the early signs of 

home watch, home visitation, house watch, house visitation, property watchdamage and recognize those signs before the damage becomes an expensive disaster. Such issues include: heating and cooling failures; water leaks and damage; insect or rodent infestations; storm damage; mold; plumbing problems; electrical problems; water heater failures; etc. Imagine these problems going undiscovered for days, weeks, or even months! It happens more often than not when people are away for long periods! Even the most minor mold or water damage will cost thousands! Early detection is the key to saving money.
F) PPR Home Watch/Visitation professionals inform their Client about all issues uncovered during a visit and generally, acting as a Project Manager, will be capable of coordinating the required “fix” with permission and at an additional cost to the Client. 
G) PPR is a Home Watch/Visitation Service intentionally designed to become the Client’s “Eyes and Ears” while they are away. Upon each scheduled visitation, the PPR professional will document the visitation and the condition of the property; both the documentation, accompanied by pictures of the home and property will be sent to the Client via text or email. The PPR Service is there when you can’t be. 
H) PPR Home Watch/Visitation Services are designed to support seasonal residents with vacation homes, vacationers, week-enders, frequent travelers, employees working out-of-town, people on the go, and private owners of vacant property. The service can also be made available to owners of corporate-owned properties, homes vacant due to corporate relocation, homes listed by realtors, and bank-owned properties.
I) PPR also offers the Client a selection of additional services beyond basic absentee homeowner services which are provided at an additional cost. The additional services will be discussed with the potential Client during the Initial Free Phone Consultation. Here is an example:
PPR Project Manager Service. This Service is a single-point of contact for overseeing all of the property maintenance and repairs at the Client’s home or property while they are away. While this PPR Project Management Service is at an additional cost – determined by the scope of the project — PPR maintains open lines of communications with the Client, vets the required trades/professionals required to complete the project, and provides the Client with an estimated price for completing the work. Unless there is an emergency which requires PPR’s Immediate attention – as previously agreed upon in the “PPR Home Watch Service Agreement” – the PPR Project Manager will always gain signed permission from the Client before initiating maintenance or repairs. 
J) PPR Home Watch/Visitation Professionals are insured and bonded for the services offered and PPR will provide proof upon request.

K) PPR is client-centric, treating our Clients, their home and possessions with respect throughout the term of the Home Watch/Visitation PPR Contract.

The Price Components for the PPR Home Watch/Visitation Services

1. Initial Free Phone Consultation — The PPR Initial Home Watch/Visitation phone

Watch/Visitation phone consultation is FREE! During the call, the potential Client will speak with a PPR Project Manager who will complete a questionnaire to help determine the estimated price for the PPR Home Watch/Visitation Service. Questions will include, but not be limited to:

a) Home and property’s location

b) Number of floors and rooms

c) Duration that the potential client will be out-of-town

d) Number and frequency of visitations

e) Additional services required

 2) Providing the Potential Client an Estimated Price – Within 48 business hours of the Initial Consultation – possibly while on the phone – PPR will provide the potential client an estimated price for the PPR Home Watch/Visitation Service for the duration of the time the Client will be out-of-town. If the potential Client agrees to the price on a preliminary basis, the PPR Project Manager will schedule a time to visit the Client’s home and property, verify the above questionnaire’s data, confirm the duration of the Client’s being out-of-town, discuss additional services required and produce a final price for the PPR Services. With the Client’s acceptance of the Terms, signing of the PPR Client Agreement, the Client will pay PPR a good faith deposit of 20% of the total price.
 3) Weekly Invoicing and Payments for the Duration of the Home Watch/Visitation Service – PPR will invoice the Client on a weekly basis – or as otherwise agreed upon by the Client and PPR — to be paid within 5 business days. The Invoice will include an itemized list of PPR’s visitation observations and any maintenance or repairs that should be discussed, plus pictures taken at the site visit.

 4) Additional Services — If additional services are agreed upon by the Client, PPR will separately invoice the Client based on the specifics of the service(s) to be rendered or rendered. In all cases, the additional services and agreement will be documented by a Client-signed “PPR Service Agreement”.

Do you have questions about the PPR Home Watch/Visitation Service or Pricing as it could be applicable to your home watch, house watch, property watch, house watch, house visitationResidential property? Email or give Phil a call…we look forward to hearing about your real estate plans and challenges!

 Email PPR – [email protected]

Call PPR – 216.577.5579

Visit the PPR Website – www.contactppr.com