Gulf Coast Home Experts Investment Guide

What a difference the placement of fresh gravel driveways can have on a rental property!

Our contractor, Dallas Goodale, owner of Turn Key Renovations, Inc., had a huge undertaking with the planning, placement and installation of the gravel driveways at Kipling Street. 

The driveway project began with removal of the two large trees in the front yard. Then the crew leveled the dirt, placed weed block tarping down and covered the space with gravel and leveled it out. Rail road ties will be added to the front of the double parking spaces that were constructed in front of the home. Additional parking space was created to the side of the 3rd unit that is being converted from a garage to a one bedroom home, as well as to the left of the driveway for additional guests visiting the unit. 

The updates on the driveway have given the landscaping a facelift, providing the property with better curb appeal.

Older homes have many gorgeous features, but need attention and a little TLC to maximize efficiency when it comes to planning for energy costs, especially with a short term rental property. 

Applying caulk to the windows and cracks in a home can help keep the cool air in and the heat from the outdoors where it belongs, especially in the hot and humid Florida climate. 

A little tip for when you apply caulk to a surface: have a bucket of water on hand, as well as a cloth. Once you have applied the caulk to the surface, simply wipe the surface with the damp cloth to where the surface is smooth. You can rinse your cloth off in the bucket or you can use the caulk you removed for small holes, such as nail or screw holes. You can apply this process to everything from baseboards, bathroom remodels, windows updates, etc. The possibilities truly are endless.

Whatever you do, DO NOT dump the rinsed caulk water down any drains IN your home. Go outside and dump the bucket in a back corner or your lot or in the street drain. Rinse with an outside hose. If you happen to rinse the bucket in your bathtub or sink, the caulk may settle in your indoor plumbing and will be a nightmare to remove, so rinsing outside is best!

Original hardwood flooring is a charming feature in historical homes. The beauty of the original flooring is a perk that is sought after and appreciated by the masses. 

One way to spruce up the worn in flooring is to polish it up with a bit of stain. 

First step is to pick a stain color, we prefer to use the Minwax Brand in the color of Bombay Mahogany. Make sure the floor is clean from debris and mopped well so the stain can absorb correctly. Next, take the applicator tool and apply in a sweeping motion, only overlapping slightly (about an inch, tops). After the stain is applied, give it ample time to soak into the wood flooring, we have found letting it soak in over night provides the best results. Voila, 100 year old flooring is shining like it did the day it was laid in place.

Another major perk to staining flooring is the ease in cleaning the flooring after the stain treatment. The floors are easily swept, mopped or even steam cleaned with a hardwood floor steamer. 

Gulf Coast Home Experts would like to introduce Dallas Goodale, the man with the construction plan for the garage-to-home transformation on the Kipling Street project.

Dallas owns and operates Turn Key Renovations, Inc. construction business. His company does everything from landscaping to complete renovations. Dallas is licensed and insured and fully believes in following guidelines, from pulling permits for projects to his attention to detail when it comes to efficiently completing the work for customers, he cuts no corners. 

Turn Key Renovations, Inc. has been in business for 3 years. Dallas was raised in the construction industry, he has worked closely with his father, who is a renowned construction business owner here in Pensacola, for many decades.

His plan for the complete transformation from garage to home at Kipling street includes removing the garage doors and framing the empty space and placing windows in the frame; removal and replacement of the front door access; framing of the bedroom and closets, bathroom, kitchen, laundry room and hallway; contracting out for the HVAC system, electrical work and roof removal and replacement. 

Big things are on the horizon for the income property on Kipling Street! This property initially had a duplex; which holds a 3 bed, 2 bath and a 2 bed 1 bath, and a two car garage. With the knowledge and expertise of "Doc" Cindy Tant, the property has so many possibilities! 

First on the list is to convert the two car garage into a 1 bedroom, 1 bathroom long term rental unit - which increases rental income substantially.

Keep an eye out and follow our progress to see the upgrades and updates to Project Kipling!

Meet project manager here at Spring Street, Rick Corwin. An all-around handy-man, Rick has been the overseer of all things construction and maintenance in order to get Spring Street ready for its guests.

So far, Rick and co. have been rewiring the house from the main panel to each apartment, all of which have its own separate panel. New water heaters were also installed in each unit. Rick, with the help of electrician Chuck, replaced the wiring which brought the electrical side up to code standards - as they had probably not been updated in decades. They rewired and replaced the ceiling fans on the wrap around porch - a definite must-have for the warm summers here in Florida.

Rick is currently working on replacing the gas stoves with electric stoves to provide efficiency for guests. While issues have risen, like having to replace the sink in one unit because of water damage from an unknown leak, Rick is fearless and hard at work trying to resolve issues in a timely and cost efficient manner.

The Spring Street home has a certain historical charm. From the hardwood floors to the framing around the doors - Spring Street is loaded with character. While we've updated the roof, plumbing, and electricity, some things are better left untouched. 

Some of the features include brass hardware, vintage light fixtures, and even a beautiful stained glass window in the stairwell. While many find these details to be timeless, some may see them as outdated. The decision to keep the historic charm intact was a challenging one. With all new furniture, appliances, and updates, we weren't sure if the historic feel would get lost. 

Thankfully this historic hardware has held up against the test of time - they don't make things like they used to! 

Spring Street underwent a major update: a new roof has been installed by RRCA Roofing & Reconstruction Company. John Holleman, who has been with RRCA for 2 years, was the project manager for the complete roof tear off and full replacement on Spring Street.

John worked in the insurance field for 26 years, his most recent position was held as the Vice President with Prudential. During his time working for insurance companies, John’s favorite aspect of the business was helping clients maximize their policy coverage to ensure the greatest benefit when working through an insurance claim. This aspect easily transpires into his work in the roofing industry. John’s favorite phrase to use when it comes to insurance roofing claims is, “Squeaky wheel gets the grease”. This is a reminder that if you are not satisfied with the work performed by a company, speak up and make sure your concerns are not only heard, but addressed.

RRCA Roofing & Reconstruction Company knows that no project ever goes smoothly, even with the best laid plans. If lines of communication are kept open, the ability to address and fix problems that arise during the process is much easier than waiting until the completion of the project. RRCA does provide a 5 year workmanship, which promises the company will come out and fix any problems related to the project they have completed. Having this type of security provides customers with peace of mind, especially with the huge undertaking a roof replacement.

RRCA Roofing & Reconstruction is Bronze Certified, licensed and insured and provides Worker’s Compensation for its workers. When seeking out a roofing company to complete repairs or new roof, these are qualifications that are very important. Before replacing a roof, you will need to secure a permit through your local permitting office. Once you have the permit, work can begin and is typically completed within 2-3 days, weather permitting. Older homes do typically take a bit longer to complete, as some unexpected issues can arise.

John spoke highly about how important it is for the client to be educated so they are able to make well informed decisions. He wanted to leave us with this information:

-         Take time to figure out your insurance policy. There are two different main types of home insurance policies. RCV – Replacement Cash Value – and ACV – Actual Cash Value. RCV is typically the best route, even in areas with higher storm damage possibilities, because once the damage is proven the repairs are approved. ACV provides the insurance customer with the depreciated value of the repairs, even after damage is proven, which often leaves customers with a higher payment out-of-pocket because only some of the repairs will be covered by the depreciated value of the repairs. It is best to speak with your insurance adjuster ahead of time to understand what would work best for you in certain situations.

Remember, knowledge is key!

The transition from long-term to short-term rental properties can bring about many issues. At Gulf Coast BnB Rentals, we are very fortunate to have experienced contractors to ease our mind during this update and renovation process.

Today, we are featuring our leak-proof plumbing company, Downs Plumbing & Gas Co, and the reliable contractors, Hunter and Will, that executed the plumbing updates.

Hunter has been with Downs Plumbing for over 12 years stating that being under the house is much better than working above the house in fields such as roofing. Hunter recruited his brother, Will, to work with the company. They have both been able to gain knowledge through field experience and have been trusted to lead on major projects, such as this one, by the owner of the company, Chad Downs.  The brothers have performed many projects in Pensacola and surrounding areas but this is their first BnB property project.

Noting that the pipes were likely original – made of galvanized steel and copper – Hunter is  very familiar with the historical homes in the Pensacola area. The brothers began by replacing the pipe to the home from the main line, changing it from a ¾” to  1” pipe, which allows maximum flow to the property. From the main line, individual valve boxes were installed for the four units allowing the ability to pinpoint a problem if one were to arise during a guests stay. This delivers an improved way to gauge water usage, per unit, that will provide the owner of the property a better understanding of the amount used. Will and Hunter also noted the importance of replacing your water heater. In order to provide the four units with an adequate supply of hot water, it is vital to know when the water heater was installed – good quality water heaters typically last 6 to 12 years.

We are very thankful for the work that Hunter and Will, from Downs Plumbing & Gas Co, completed here at the Spring Street home. With an abundance of knowledge and efficient work, these contractors went above and beyond!

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Renovations and updates are underway on the beautiful Spring Street home in the North Hill district of Pensacola!

This selection of photos includes images from before the renovations and updates began. Our contractors are hard at work and the updates and renovations are in progress. 

While there is a long list of projects on the list, we are fortunate to have a select list of reliable and dependable contractors that will make this transition seamless. Cindy “Doc” Tant, Broker and Agent of Gulf Coast Home Experts and Gulf Coast BnB Rentals, has a variety of resources that will help transition this property from long-term to short-term rentals.

Enjoy the pre-renovations photos!