CLIENT ZONE

How much does a subdivision or short subdivision cost?

There are many costs associated with a subdivision or short subdivision. You will need a current survey of your property, a title report, design services from a qualified professional engineer and/or professional land surveyor, environmental analyses (if critical areas are present or suspected to be present), permit and other development fees (see Fee Schedule), specialized studies (determined by unique characteristics of your property), and impact fees (streets, school, parks, water/sewer). 

How long does it take to split my lot into two or more lots?

 It depends. Both subdivision and short subdivision applications are processed in accordance with the Local Project Review Act. After submittal, the City has up to 28 days to determine if the application is complete. Once the application is complete the City has up to 120 days to issue a decision. The 120 days includes time used to review the application, issue notices, and hold a hearing (if necessary). Any time the City spends waiting for an applicant to respond to a request for information is not counted toward the 120-day clock. Typical time from preliminary to final plat recording takes approximately 1-1.5 years depending on the complexity of project.

Next Step:  Meeting with the city inspector  next week  to get information and next step for the lot subdivision

Roof Inspection & Recommendations

Roof Type

• Pitched roof with shingles

General Condition

The roof is in poor condition and shows clear signs of prolonged moisture intrusion and lack of proper waterproofing details.

Observations

• Visible mold growth and moss accumulation present on the roof surface, indicating ongoing moisture retention.
• Flashing was not installed at required transition and penetration points.
• Due to the absence of flashing, water has penetrated into the roof assembly.
• Roof plywood sheathing is rotten and softened, indicating structural deterioration caused by long-term water exposure.

Cause of Damage

• Improper roof installation due to missing flashing.
• Prolonged exposure to moisture caused by inadequate drainage and waterproofing.
• Organic growth (moss and mold) contributing to moisture retention and accelerated material decay.

Impact

• Compromised structural integrity of the roof sheathing.
• Increased risk of water intrusion into interior spaces.
• Potential health concerns related to mold growth.
• Reduced lifespan of the roofing system.

Recommendations

• Immediate removal and replacement of all damaged and rotten plywood sheathing.
• Installation of proper flashing at all roof penetrations, edges, and transitions in accordance with local building codes.
• Complete removal of moss and mold, followed by appropriate treatment to prevent regrowth.
• Evaluation of the remaining roof structure for hidden moisture damage.
• Consideration of  roof replacement, depending on the extent of concealed damage discovered during repairs.

Conclusion

Based on the observed conditions, the roof is not performing as intended and requires urgent corrective action to prevent further structural damage and water intrusion.

1. GENERAL SCOPE

Contractor shall furnish all labor, supervision, tools, and standard installation materials necessary to perform the work described below, in accordance with applicable building codes and standard industry practices. All work shall be performed in a workmanlike manner.

2. FIRST FLOOR WORK

2.1 Family Room

• Remove existing carpet and dispose of debris.
• Supply and install new hardwood flooring.
• Stain color to match existing hardwood flooring as closely as possible.
• Reinstall existing baseboards.

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$ 3300 -  includes material & labor

2.2 Kitchen & Dining Room

• Remove and open wall between kitchen and dining room.
• Asbestos Notice: Asbestos testing is recommended prior to demolition. If asbestos or other hazardous materials are discovered, work shall stop, and remediation shall be treated as additional work via Change Order.
• Patch ceiling opening resulting from wall removal.
• Texture and paint affected area only to match existing ceiling finish.
• Repair flooring where wall is removed:
• Install similar hardwood flooring in affected area.
• Stain to match existing floor color.

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$2800   includes  labor & rough materials

2.3 Kitchen Area

Option 1 – Cabinet Upgrade Only (No Cabinet Replacement)

Upgrade existing cabinet doors and drawers to soft-close hardware where feasible.

• Install kitchen hood above stove.

Option 2 – Complete Kitchen Remodel

• Remove existing kitchen cabinets.
• Supply and install new kitchen cabinets.
• Layout modifications may be included to reduce stove exposure to dining area.
• Supply and install new quartz countertops and backsplash.
• Install or replace appliances:
• Stove
• Dishwasher
• Refrigerator
• Hood
• Install new sink and faucet.
• Inspect minor ceiling crack; repair and paint affected area if required.

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• Kitchen Cabinets only without installation:  approximately ($3500-4000  )
• Quarts Countertop with installation & sink  approximately ($2500)
• Labor (demolition, disposal, installation, patching, new appliances installation):  

 $ 4500 includes  labor & rough materials

2.4 First Floor Bathroom

• Perform cosmetic upgrades only, including:
• Replace mirror.
• Replace or update lighting fixtures.

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$400 includes  labor & rough materials

3. SECOND FLOOR WORK

3.1 Space Above Garage (Approx. 22 ft x 4 ft – Access from Bedroom 1)

• Inspect existing space conditions.
• Install insulation per code requirements.
• Enclose space with drywall.
• No finishing, painting, flooring, or trim work included.

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$2400 includes  labor & rough materials

3.2 Bedroom 1

• Improve closet area.
• Final scope subject to site conditions and Client approval.

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$ 400 includes  labor & rough materials

3.3 Bathroom

• Cosmetic improvements
• Replace mirror.
• Replace or update lighting fixtures.

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$500 includes  labor & rough materials

3.4 Master Bathroom 2

• Cosmetic improvements only:
• Replace mirror.
• Replace or update lighting fixtures.
• Inspect skylight and report findings.
• Repairs, if required, shall be treated as additional work unless otherwise stated.

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$500 includes  labor & rough materials

3.5 Master Bedroom

• Evaluate feasibility of installing an electric heater.
• Installation not included unless approved via Change Order.

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Need to Evaluate feasibility of installing  electric heater -  El panel, not included in the quote

4. EXCLUSIONS

Unless expressly stated, the following are excluded from this Scope of Work:

• Structural engineering or architectural services.
• Asbestos or hazardous material abatement.
• Repair of concealed conditions not visible prior to demolition.
• Full-house painting (only localized patching and painting included).

 

   TOTAL COST: $  14.400      ( before tax)

+

• Kitchen Cabinets only without installation:  approximately ($3500-4000  )
• Quarts Countertop with installation & sink  approximately ($2500)

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Price for the cabinets/countertop depend on the plan,  cabinets style. We will work on it if you decide to go forward

 Grand Total : $ 20.400 ( before tax)