RE: Beach house repairs

Good news is that the stainless steel straps and bolts look great. The interior of the house is super clean.

Internet is actually working at a pretty nice speed.

 

No leaks detected.

 

One negative is that the upstairs air conditioning is going to require attention.

 

From: Margaret Cobbs <margaretcobbs@gmail.com>
Sent: Friday, May 10, 2024 8:00 AM
To: cliff spencer <cliff@alasaw.com>
Cc: Thomas Spencer <tspencer@planetbama.com>
Subject: Re: Beach house repairs

 

Good Morning!

 

Hope Tom and Peter got down to beach safely and it is in good shape.  I look forward to Tom's assessment of the repairs and maybe he'll get to meet AJ.

 

I've been following the emails and processing the estimates and work descriptions.  I have a couple thoughts and questions.  Question:  in AJ's answer to Cliff about specificity of the work, he mentioned "Hardie lap siding" like what is on the house now.  So, is he estimating for lap siding, not the board and batten?  Is that his current number? I thought we had decided board and batten was better for storms. I believe that Carlson estimated for board and batten.

 

I want to save 20K too, but I have a hunch that it isn't that simple.  For one thing, Carlson's estimate is very thorough, professional, and specific and Cliff and Haycrafts have good things to say about him.  AJ's is not specific and it has taken Cliff's time to ask specific questions about what was involved.  Plus, he took the underpinning down without labeling it and went back and forth on whether it needed to be replaced, got huffy with Cliff, etc.  In the end that job was more than he estimated, correct?  

 

My fear is that will happen again and he will be more high maintenance as the job progresses. He'll ask for more money for paint, rotten wood, etc because he hasn't taken the time to do a thorough estimate like the other guy.  So we will make up that $20K in conversations from afar and change orders.  Carlson's estimate says they can be done in 3-4 wks, which I hope includes the painting part, although the time estimate was on the siding estimate.  I think AJ originally quoted a month. So that's about the same.

 

Tom's assessment of the work and hopefully AJ and a third estimate will help us move the ball down the field.

 

Oh! One more question- do these guys use a port a potty? Hope they are not going in and out of the house all day. I haven't seen port a potty rental anywhere but hopefully they've got something figured out.

 

Thank you!!

 

-Margaret

 

Sent from my iPad

On May 9, 2024, at 4:48 PM, Cliff Spencer <cliff@alasaw.com> wrote:



Yes I can do that. Can you ask the Haycraft's what he's done for them?

 

 

 

Cliff Spencer, field to studio

205.377.6729 | www.alasaw.com

 

 

On Thu, May 9, 2024 at 4:44 PM Thomas Spencer <tspencer@planetbama.com> wrote:

That's clearer.

Could we ask him the address of a house he has done?

I might take a look and see if its pretty. Still slightly suspicious he is underbidding because he is not as experienced. But a $20K savings would sure be nice if he knows what he is doing and does good work.

 

From: Cliff Spencer <cliff@alasaw.com>
Sent: Thursday, May 9, 2024 3:41 PM
To: Thomas Spencer <tspencer@planetbama.com>
Cc: margaretcobbs@gmail.com
Subject: Re: Beach house repairs

 

I asked AJ about inclusions/exclusions and here is his reply:

 

The estimate includes
Replacing all of the wood siding and all of the trim with hardie board trim, and Hardie lap siding (which is the horizontal sheets like what you have )using all stainless steel fasteners.
Installing stainless steel, flashing above all of the windows and trimming the windows out in the existing style
Includes running a lift and all of the demolition as well as hauling it to the landfill
It also includes new house
Wrap , and all the caulking and painting.

It does not include repairing or replacing any rot under the existing siding which we will not know until we remove it.
Once we remove the siding and we get an estimate on the damage, we will submit a change order for the difference.

The estimate for that job would be 62,850.
If it's approved, we will double check our numbers and send over a scope of work contract detailing job

 

 

 

Cliff Spencer, field to studio

205.377.6729 | www.alasaw.com

 

 

On Thu, May 9, 2024 at 12:51 PM Cliff Spencer <cliff@alasaw.com> wrote:

I believe it does include all expenses related to painting. Replacing plywood sheathing is not included. He told me that was not in the estimate because he can't tell what needs to be replaced until the siding comes off.

 

All these questions are good and I will go back over them with the contractor (whoever we chose) when we are ready.  

 

 

 

Cliff Spencer, field to studio

205.377.6729 | www.alasaw.com

 

 

On Thu, May 9, 2024 at 12:46 PM Thomas Spencer <tspencer@planetbama.com> wrote:

Reviewing the estimates, I am not wild about the idea of paying 20K more, and they are candid that the cost could go higher if they encounter rotten plywood.

However, Carlson's estimate is much more detailed and suggests that they know what they are doing.

 

I would infer from AJ's presentation that his estimate includes the cost of the paint and other materials.

He also makes no mention of plywood replacement if needed. I wonder if that is included.

I wonder how much of this kind of work AJ has done.

 

It hope we can get that third estimate to see what's reasonable.

 

From: Cliff Spencer <cliff@alasaw.com>
Sent: Thursday, May 9, 2024 11:03 AM
To: Thomas Spencer <tspencer@planetbama.com>
Cc: margaretcobbs@gmail.com
Subject: Re: Beach house repairs

 

Attached are two estimates from Scott Carlson, ref'd by Haycrafts. One is for painting and the other for siding, board and batten style, smooth texture. The two estimates total $86,325.00 😳

 

He is very professional, polite, eager to do the estimates and the work. He sounded very knowledgeable about the painting in particular.

 

AJ's estimate for siding was $63,137.55 (including his line item for the permit).

 

When AJ's was putting back the underpinning plywood, his crew found a leak dripping down a pipe and I asked him to send out a plumber to repair that and check out the "boot" leak upstairs. It's good timing for Tom and Peter to go down and check out the work and communicate with AJ in person.

 

I have a little lingering annoyance with AJ from our interactions, but I can get over it to save 20K. We just need to think over the options and make sure we're going with someone who'll do good work and stand behind it.

 

Tom, you mentioned there's a 3rd estimate in the works?

 

C

 

 

 

Cliff Spencer, field to studio

205.377.6729 | www.alasaw.com

 

 

On Wed, May 1, 2024 at 10:06 AM Thomas Spencer <tspencer@planetbama.com> wrote:

Got the Zoom invite.

 

From: Cliff Spencer <cliff@alasaw.com>
Sent: Wednesday, May 1, 2024 9:45 AM
To: margaretcobbs@gmail.com
Cc: Thomas Spencer <tspencer@planetbama.com>
Subject: Re: Beach house repairs

 

I sent ya'll a zoom invite for tonight. let me know if you got it as I've never sent one before.

 

I may have mitigated the underpinning replacement. We can focus our discussion on the siding replacement.

 

 

 

Cliff Spencer, field to studio

205.377.6729 | www.alasaw.com

 

 

On Tue, Apr 30, 2024 at 2:58 PM Margaret Cobbs <margaretcobbs@gmail.com> wrote:

zoom or FaceTime better for me

 

Sent from my iPhone

 

On Apr 30, 2024, at 2:07 PM, Cliff Spencer <cliff@alasaw.com> wrote:



works for me- in person or zoomies?

 

 

 

Cliff Spencer, field to studio

205.377.6729 | www.alasaw.com

 

 

On Tue, Apr 30, 2024 at 2:02 PM Margaret Cobbs <margaretcobbs@gmail.com> wrote:

Wednesday night works for me. 5:30 PM?

 

On Tue, Apr 30, 2024 at 1:44 PM Thomas Spencer <tspencer@planetbama.com> wrote:

Oh I see.

So, the whole job is 90K with Hardiboard and 80K with plywood.

 

I'm game for a conversation. But Wednesday night is the only possibility. Thursday night we are headed out of town for the weekend. Reid Carter's Wedding in St. Simons. Oh Boy. Destination wedding.

 

 

From: Cliff Spencer <cliff@alasaw.com>
Sent: Tuesday, April 30, 2024 1:35 PM
To: Thomas Spencer <tspencer@planetbama.com>
Subject: Re: Beach house repairs

 

no, the underpinning is an either/or option. Plywood is less and hardie board costs more but lasts longer.

 

 

 

Cliff Spencer, field to studio

205.377.6729 | www.alasaw.com

 

 

On Tue, Apr 30, 2024 at 1:24 PM Thomas Spencer <tspencer@planetbama.com> wrote:

I guess we add up the totals in the Rate column and get about $107K?

 

 

From: Cliff Spencer <cliff@alasaw.com>
Sent: Tuesday, April 30, 2024 1:16 PM
To: Thomas Spencer <tspencer@planetbama.com>; margaretcobbs@gmail.com
Subject: Beach house repairs

 

Sibs,

 

Attached is the latest estimate from AJ. 

 

We started off with the replacement of all the underpinning bolts and metal hardware securing the house and decking. In doing that work, they had to remove the underpinning (the plywood under the house) to access the top bolts. In doing so, they found that the plywood is damaged from being removed so many times, recut and rescrewed. We can replace it with plywood, or hardie board sheets. We can expect new plywood to last about as long as what we got out of the original. Hardie board is expected to last much longer and can be removed and replaced without damage.

 

Both options include caulking and painting.

 

Siding- They had to remove some siding to get at the underpinning bolts. They found what we had already been told by the previous contractor, that the cypress had decayed and was due for replacement. He inspected more of it around the house and found more exposed rot and cracks. It is his opinion that the siding is failing all over and is past due for replacement. I asked about selective replacement. He said it all needs to be replaced. This estimate is for Hardie board replacement for the entire house and includes painting. Board and batten style would be the least expensive and most durable. Ship lap would be another option but it is more labor intensive and more prone to storm damage. The older dutch style siding that's on there now isn't really done anymore. 

 

He is aware of the storm season and the need to get the work done before then and not leave the house exposed.

 

First priority would be to get him an answer on the underpinning. That needs to go back up to complete the initial work.

 

Look it over and let's meet up or get on a call to discuss.

 

Thanks,

 

C

 

 

 

 

Cliff Spencer, field to studio

205.377.6729 | www.alasaw.com