The title says it all, I am buying a house to live in and rent the rest of like a duplex or triplex and will document the process of buying a fixer upper and gutting it.  I will also try to video part of it as I want to put in a pilot episode to HGTV!  Anyone have suggestions of plumbers, carpet layers, tile guys?  Im looking at really cheap places, I put an offer in today on a place in the $20k range and I think it needs about $5,000 to be great.  Any suggestions would be great, I have a realtor and an inspector.  Any great info on cheap places to buy stuff like water heaters etc would be greatly appreciated! 

Also how do I look up how my property is zoned so I know if I can finish a basement and add a unit for example.

First off, WELCOME HOME and thank you for your service!  :-)  :clap:

 

Secondly, do you know what neighborhood you are looking at houses?  I would recommend contacting the local CDC who can help you with zoning questions, as they work with the City on a regular basis. 

 

Lastly, personally I would look at Angie's List.  Although I know you are trying to keep losses down, it can be very helpful to spend time now and read over reviews of previous clients of a company, rather than go for the cheapest and deal with more money and headaches later.

FerrariEnzo, welcome home and thank you for your service.

 

Since you're looking at buying in Cleveland, here's a tool that should be very useful to you....

 

http://planning.city.cleveland.oh.us/gis/cpc.html

 

Zoom in until you can see property outlines, or better yet, that you can click on the smaller residential parcels. When you zoom in close enough, change the "Click on map" result from "Zoom in" to "Identify" then click on a parcel you're interested in. When you do that, a window will open with information about the parcel you've clicked on -- including a link to "County Auditor's Information for PARCEL#". Click on that link. There you can find out who the owners of the property are/were back to 1975, how much they paid for the property, how much the county has appraised the property (structure and land) for tax purposes, who pays the property taxes, whether the property payments are up to date or delinquent, a legal description of the property and what the property class is (listed on the "Taxes" tab). The last item "Property class" isn't necessarily the same as zoning, but sometimes it happens to be listed as the same. Either way, it will give you a legally recognized and permissible use for that property.

 

Let me know if you have any other questions. Happy hunting!

Welcome back and good luck with your project!  I'm sure many of us will be interested to follow along with your progress.

 

For zoning info, you can use the GIS site KJP linked to and then turn on the zoning layer in the "Layer Control" box (there's a link just to the left of the map).  That will tell you the zoning district it's in, but you'll then have to read the code to figure out what you can actually build there, which can be a bit annoying using the on line version. I would actually go to the public library branch in City Hall and look at a paper copy- the librarians there can help you find it.  Keep in mind that you may be able to get a variance if you want to do something with your property not allowed "as-of-right' by the zoning.

 

This came up in another thread, but you will definitely want to perform some serious title work on any property you by to make sure it isn't encumbered with old mortgages, demolition liens, judgments, or other junk that would cloud your ownership.  Ask you realtor to recommend a title company and then figure out how much it costs to buy title insurance (I don't know if Ohio has regulated rates or if they are negotiated, but you should check). 

Welcome back!

 

In terms of contractors, the City of Cleveland maintains a list of bonded and insured contractors approved for rehab work: http://www.city.cleveland.oh.us/CityofCleveland/Home/Government/CityAgencies/BuildingHousing/Home_Building_Rehab_Repair ... This won't get to the "who's the best/cheapest at x" question, but it's at least a good way to ensure that the contractors are going through the proper channels (and in the case of plumbers and electricians, that they are also licensed to do work). The site says that there's not a list available, but that you can at least verify that your contractors are approved once you've selected them. But I swear I've heard people referencing a list of approved contractors before! So might be worthwhile to verify :) Beyond that, I agree about starting with Angie's List.

 

The rest of this is about particular property opportunities, so if you're pretty set on what you've put in an offer on, you can ignore this :) I'd echo the sentiment that you should think about neighborhood and check in with the CDC. If it's a strong one, they should be able to steer you toward particular properties of interest and maybe some additional financial assistance. There's a great deal of housing stock in Cleveland where purchase and rehab would be $50K or under, so you have a lot of options that would be less limited by price and more by other factors in your decision-making (particular neighborhoods, particular types of housing stock, proximity to particular amenities, etc.). And FWIW, Cleveland doubles actually have a lower median sales price than single-families ... Huge houses on small lots don't move as quickly, so the fact that you want a 2- or 3-unit may actually work in your favor.

 

There are also a number of CDCs that have do-it-yourself rehab products that align pretty nicely with what you're doing. In North Collinwood, for instance, the CDC identifies vacant houses that are in fair to good condition for a do-it-yourself program (they rehab the houses in poorer condition themselves). The houses go for $6,500, and you have six months to carry out a short punch list of work (depending on the property, required rehab costs anywhere from $10,000 to $30,000), although most people choose to over-improve beyond what's required. With extensive marketing nationally to artists, these are kind of flying off the shelf ... At one point, there were 15 in inventory; right now, there's 4! Which as a potential homebuyer, I would find really comforting :) You can see a map of currently available properties at www.welcometocollinwood.com

 

Last I checked, Slavic Village and the Stockyard, Clark-Fulton, Brooklyn Centre Community Development Office were also running low-acquisition-cost, do-it-yourself rehab programs as well. Sometimes people can also luck out and find a property directly through the Cuyahoga Land Bank, with prices starting as low as $4,000. It can be a bit difficult to search out properties in specific locations due to the list format of their properties, and there's a pretty broad range of property conditions, but sometimes you can find a gem. You can access the list at http://cuyahogalandbank.org/properties.php

 

Good luck, and keep us posted!

 

 

Didn't you just leave not that long ago? Or has it been longer than I remember? Welcome back either way.

I know a few people who have bought fixer-upper duplexes to live in one side and rent out the other.  The one recommendation I'd have, given our housing stock, is to be particularly mindful of the foundation and the overall "bones" of the house.  Look out for slants in the floor, distortions in the archways, etc.  IMO, people tend to focus too much on the cosmetic stuff and other areas which require maintenance regardless (paint, floors, roof, etc).  All that can be fixed, but a bad foundation tends to turn a house into a real money pit.

Hey everyone, thanks for all the input and 58shades I am open to any area and program so I appreciate all the help and KJP I just knew you would have the scoop on zoning programs.  I will post back with some pictures later.

^I think everyone has provided some great information, so all I have to say is thank you for your service and welcome back :)

Thanks Mayday!  Anyone know of any local flea markets or underground markets for furniture and decorative things?  SAvannah had some great southern flea markets every weekend I want to find some things like that, Im free any day. 

Well I reached out to the CDCs mentioned above and have heard back from most already and they have been very excited to speak with me so thank you guys in for those ideas, never would have thought of that myself.  Thats the kind of value this website.  I know this sounds crazy but urbanohio is like having your own mini development and urban resource firm at your disposal. What a treat. :clap: :drunk:

Well I reached out to the CDCs mentioned above and have heard back from most already and they have been very excited to speak with me so thank you guys in for those ideas, never would have thought of that myself.  Thats the kind of value this website.  I know this sounds crazy but urbanohio is like having your own mini development and urban resource firm at your disposal. What a treat. :clap: :drunk:

 

The bill is in the mail.

Thanks Mayday!  Anyone know of any local flea markets or underground markets for furniture and decorative things?  SAvannah had some great southern flea markets every weekend I want to find some things like that, Im free any day. 

The next Cleveland Flea is the weekend before Thanksgiving. I saw a neat set of bar stools when I was there last month.

http://theclevelandflea.com/

 

Thanks Mayday!  Anyone know of any local flea markets or underground markets for furniture and decorative things?  SAvannah had some great southern flea markets every weekend I want to find some things like that, Im free any day. 

 

This isn't quite for furniture or decorative things, but for vintage building materials and fixtures, you may be interested in the "ReStore" that Habitat runs: http://www.clevelandhabitat.org/Restore/index.html

 

Many of the demo-ed houses in Cuyahoga County are actually deconstructed, with usable wood, hardware, etc. available for purchase.

Thanks Mayday!  Anyone know of any local flea markets or underground markets for furniture and decorative things?  SAvannah had some great southern flea markets every weekend I want to find some things like that, Im free any day. 

The next Cleveland Flea is the weekend before Thanksgiving. I saw a neat set of bar stools when I was there last month.

http://theclevelandflea.com/

 

 

Awesome, I'm going to put in on my calendar!  I love crazy places like that and I found a place in Berea today that sells refurbished alliances which is helpful. 

Thanks Mayday!  Anyone know of any local flea markets or underground markets for furniture and decorative things?  SAvannah had some great southern flea markets every weekend I want to find some things like that, Im free any day. 

 

This isn't quite for furniture or decorative things, but for vintage building materials and fixtures, you may be interested in the "ReStore" that Habitat runs: http://www.clevelandhabitat.org/Restore/index.html

 

Many of the demo-ed houses in Cuyahoga County are actually deconstructed, with usable wood, hardware, etc. available for purchase.

 

AWESOME, thats a solid lead right there!

^ Just a heads-up, this coming Cleveland Flea has a holiday theme, so if you don't find what you're looking for, come back a second time for their regularly scheduled programming :D

 

Not underground or flea, but there are a wealth of reasonably priced thrift, antique and vintage shops in town, with a lot clustered on Lorain in upper Ohio City and into Detroit Shoreway ... Slightly outdated list but still pretty accurate at http://www.discoverlorainave.com/

 

Some local faves of mine are Heck's Revival (https://www.facebook.com/HecksRevival), Flower Child (http://flowerchildvintage.com/) and Reincarnation (http://www.rvdcleveland.com/)

I don't own property and the few resources I know of have already been mentioned here, like ReStore and Cleveland Flea (lakewood home furnishing is also good, but not necessarily cheap). I just wanted to say welcome back also, and thank you for serving our country.

What about auctions of the household and estate varieties?  Not the car kind.

What about auctions of the household and estate varieties?  Not the car kind.

 

You might even look into auctions of properties and housing. Sadly there's many good deals out there still getting sorted out from the recession. Check the county sheriff's sales.

Update:  Well I have been very tepid to jump in as this is my lives savings up to this point.  That being said I really fell for a property on W84th but unfortunately my bid was submitted a few hours late and lost it.  Since then Ive literally been in and out or at least drove by 50+ properties.  I am honestly overwhelmed by the avenues by which these parcels become available.  You have traditional MLS listings, Fannie Mae, Freddie Mac, HUD, Cuyahoga County Land Bank, County Sherrifs Auction, Craigslist for sale listings (seriously) and word of mouth.  Each one has its own rules, lingo and deadlines, qualifiers.  The people at the community development centers have been awesome as well as the county land bank.  Top notch people staffing those places which is pretty cool.  I am told by my agent that in January banks unload a lot onto the market so it might be prudent to wait till then to really commit to something. 

I am moving ahead with a duplex that I am going to move into and rent the top of, its in Euclid.  I will post some pictures as I do the rehab both inside and out. 

I am moving ahead with a duplex that I am going to move into and rent the top of, its in Euclid.  I will post some pictures as I do the rehab both inside and out. 

 

Cool! Please share photos when you're able!

I am moving ahead with a duplex that I am going to move into and rent the top of, its in Euclid.  I will post some pictures as I do the rehab both inside and out. 

 

Cool! Please share photos when you're able!

 

I certainly hope you get what you bid on. Must be a frustrating waiting game.

Thanks, yeah it can be a long process but its really just the price you pay for getting a good deal.  If you want something ready to go, with good finishes and landscaping your going to pay for that.  I like doing that and I know I can do value added.  The right deal I can add the most value to.  I want to learn on this because I want to not only live in this one but continue to add properties as I can afford it.  I live real cheap hopefully with this rental income and a steady job etc I can make some things happen in the years to come.  Gotta start some where!

 

 

 

Posted some pictures of the problem areas.  Stove in the living room??  I have my work cut out for me!

What is that ring on the floor with the greenish carpet?

I ripped it up there to see what was under.  The greenish stuff is just old carpet pad and is coming up after the rest of the reno is done.  I figure its a nice buffer till Im ready for the floors.

Exterior work including: new siding, rebuilt porches, replacing concrete in a lot of places, re leveling sidewalk, building garage. 

 

 

 

 

 

 

New color siding:

 

Wow that's a big project. Hats off to ya!

Good luck, what street in Euclid?  I grew up on Ivan Ave off 222nd

 

 

 

Its right by 222nd!  Ill be living in the bottom and renting out the top so I am putting some serious time into this thing.  I never figured trim would take so long.

Buy in Cleveland!!!!! Not the burbs!

 

Great job and congrats on the house.

Congratulations, it's looking great!