This horribly expensive episode with Cy https://www.texascrimelog.com/austin/2019/08/cyan-cruz-0600-0-theft-prop-2500/,
which cost me somewhere in the range of $100k-$150k, got me to thinking about good trades people I've used in the past.
Clarence Davis used to build pole barns all over this area. The first segment of "the big barn" cost me about $2/ftsq. After that, he did about five or six more. Each one, costing a little more than the previous. The last one, Clarence sub contracted out and the guy that did the work put the wrong roof screws in the wrong places and I lived with a leaking roof for a year or so until I got someone to re-roof it. All in all, though, Clarence was a gem.
Dwight Nance ran Texas Cedar Products out of Smithville and built mostly native cedar cabins all over the area. Notiably, the Lost Pines area. I'm sure he built hundreds. Maybe thousands. He also built and sold local cedar furniture. Early on, we bought a few pieces of his rustic furniture with which we were well pleased. When it came time to build the recently burned guest house, we had Dwight do it. He was chagrined that I insisted on slab rather than piers and HardiBoard siding rather than his cedar log slices. We did allow him to use cedar paneling inside. In our discussions about the cabin, Dwight recongized my name and associated it with one of his ancestors who had also migrated from Arkansas to Comanche County in the early 1890s. From that, I followed a trail and discovered some new cousins from the DeLeon area.
I developed a need to add a cool "tomato room" in my big barn and Smith Supply pointed me to Carl Hill who had done good work for them. Carl was good. Honest, hard working, talented. He later put my deceased mother's house in rentable condition.
For many years, Kirksey Propane of Lockhart gave us very good propane service. Then, they faded and I was forced to try others. I've just recently decided propane vendors were just too much trouble and gone all electric.
I've never before had any complaint about law enforcement in Caldwell County. I guess I had just not much experience with them.
Friday, November 22, 2019
Thursday, November 21, 2019
Guest House Fire
https://photos.app.goo.gl/uDKoT59dE5eeH1Lf6
2/4/2020
I've added some photos of the cleared slab. I hired a neighbor to do it and have regrets. He was supposed to separate out the road material; Hardi siding, ceramic fixtures, floor tile. He did not. He spread out a gravel pile; I can no longer use it for road repair. I failed to ask him to try to preserve the drain connections, both grey water and toilet water are embedded in the concrete; it will be a chore to try to reuse. They are unnecessarily broken and filled with debris. OTOH, there are separated piles of burnable stuff, steel, and other; I'll try to extract road material from the "other".
I put in three photos of the wiring project that Squatter Cy failed on. Now, very nearly complete.
2/4/2020
I've added some photos of the cleared slab. I hired a neighbor to do it and have regrets. He was supposed to separate out the road material; Hardi siding, ceramic fixtures, floor tile. He did not. He spread out a gravel pile; I can no longer use it for road repair. I failed to ask him to try to preserve the drain connections, both grey water and toilet water are embedded in the concrete; it will be a chore to try to reuse. They are unnecessarily broken and filled with debris. OTOH, there are separated piles of burnable stuff, steel, and other; I'll try to extract road material from the "other".
I put in three photos of the wiring project that Squatter Cy failed on. Now, very nearly complete.
Wednesday, November 13, 2019
More PV scheming.
Today I had lunch with a couple of Bluebonnet people that deal with their "renewable production" customers.
One take away was that they are willing to facilitate up to 50kw production under the terms currently offered: $.064/kwh with fair price stability. Above 50kw, the pricing scheme is negotiable. Varying from near the current stable $.064 semi-fixed to 15 minute spot ERCOT pricing which can get quite low. And quite high.
I seem to differ from other producing Bluebonnet customers in that other customers install PV primarily to offset heavy use. I seem to be the only one trying to take advantage of very low cost PV to earn significant money selling energy to Bluebonnet.
I am now mentally exploring the possiblity of installing 3 50kw meters/transformers along the north edge of an old vegetable field. Bluebonnet covers the costs of meters/transformers if, and only if, they have prospects of selling power. In my case, where I expect to be buying no power, I would be expected to cover the costs. A reasonable position to protect "real" customers that use Bluebonnet energy.
I failed to talk to them about establishing an RV park. My estimate is that a 50kw supply might service 6-8 50 amp stalls. My observation is that RV parks may offer about equal numbers of 50amp and 30amp stalls. 50kw might supply 10-20 stalls in such a mixture.
My existing "steeply sloping two faced rails" produce 5-6 kw for each 38 panel 66' rail. The rails are spaced about 15' apart. "Across the road", I have three such rails producing and intend to install 3-6 more after a transformer upgrade. So, a single 50kw connection might serve up to about eight rails. An area of about 100' (66' plus a travel/shade buffer) by about 140'. I make that to be about 1/3 acre. So, a string of three meters/transformers spaced about 150'-200' apart along an east-west line. Thinking REALLY big, I have one field that might support about 5 such strings of meters/transformers. To avoid or minimize pole shading, I could minimize pole height or go under ground. The first string will be built along the south edge of a brush line.
WAG on material needed would be (per 50kw unit):
1) oil well pipe: 3 33' joints per rail = 24 joints, ~$400
2) 38 panels per each of eight rails = 304 panels, ~$17k
3) 304 micro inverters. Not currently cheaply available but I hope for about $15k
4) wiring, conduit, breakers, etc. About $2k.
Estimated monthly income for each 50kw unit is $400-$500. Nearly $40k paid off at the rate of about $5k/year.
One take away was that they are willing to facilitate up to 50kw production under the terms currently offered: $.064/kwh with fair price stability. Above 50kw, the pricing scheme is negotiable. Varying from near the current stable $.064 semi-fixed to 15 minute spot ERCOT pricing which can get quite low. And quite high.
I seem to differ from other producing Bluebonnet customers in that other customers install PV primarily to offset heavy use. I seem to be the only one trying to take advantage of very low cost PV to earn significant money selling energy to Bluebonnet.
I am now mentally exploring the possiblity of installing 3 50kw meters/transformers along the north edge of an old vegetable field. Bluebonnet covers the costs of meters/transformers if, and only if, they have prospects of selling power. In my case, where I expect to be buying no power, I would be expected to cover the costs. A reasonable position to protect "real" customers that use Bluebonnet energy.
I failed to talk to them about establishing an RV park. My estimate is that a 50kw supply might service 6-8 50 amp stalls. My observation is that RV parks may offer about equal numbers of 50amp and 30amp stalls. 50kw might supply 10-20 stalls in such a mixture.
My existing "steeply sloping two faced rails" produce 5-6 kw for each 38 panel 66' rail. The rails are spaced about 15' apart. "Across the road", I have three such rails producing and intend to install 3-6 more after a transformer upgrade. So, a single 50kw connection might serve up to about eight rails. An area of about 100' (66' plus a travel/shade buffer) by about 140'. I make that to be about 1/3 acre. So, a string of three meters/transformers spaced about 150'-200' apart along an east-west line. Thinking REALLY big, I have one field that might support about 5 such strings of meters/transformers. To avoid or minimize pole shading, I could minimize pole height or go under ground. The first string will be built along the south edge of a brush line.
WAG on material needed would be (per 50kw unit):
1) oil well pipe: 3 33' joints per rail = 24 joints, ~$400
2) 38 panels per each of eight rails = 304 panels, ~$17k
3) 304 micro inverters. Not currently cheaply available but I hope for about $15k
4) wiring, conduit, breakers, etc. About $2k.
Estimated monthly income for each 50kw unit is $400-$500. Nearly $40k paid off at the rate of about $5k/year.
Monday, November 11, 2019
Under house electric cable routing
https://photos.app.goo.gl/NRLMAcerANoknj1z8
This is part of the recovery from Squatter Cy's screwups. Cy had attempted to hide bare spots of damaged cable within conduit. That cable/conduit to be placed under the house.
Yesterday, I was able to push three 20' joints of 3/4" PVC from the back of the house to the front. Then, I attached the end of a spool of 2/0 aluminum wire to the end of the 3/4" pipe. Then, pulled the cable under the house from the front of the house. The whole operation went surprising smoothly; I was able to do it by myself. Disassembling Squatter Cy's leavings, OTOH, took four energic people.
Yet to do: make the connection to a breaker in my main panel on the front end of the house and make a similar connection to the new subpanel on the rear of the house.
The new subpanel supplies the new electric water heater but via a long run of 10ga romex currently laying on the ground outside of the house. The orange 10ga is visible in the 5th photo. The heater uses no more than 30 amps.
Eventually, I will run an extension from the new rear subpanel to the red "new garage" in the last photo, then on the the "south field" to serve additional PV panels. The whole chain of new wiring should handle 100+ amps.
The first photo shows the end of the 3/4" PVC that had passed under the house.
The second photo shows detail of the electric cable to 3/4" PVC connection.
The third photo shows electric cable disappearing under the rear of the house.
The fourth shows electric cable's spool. I think I have 300+ feet left on the spool.
The fifth shows proposed route of new cable on it's way to the south field.
The 2/0 aluminum cable is rated for "direct bury", no conduit need unless exposed. I have learned that it is a bad idea to not use conduit on even direct bury cable if it might be encountered by future excavation. The run under the house needs no conduit. The buried cable to the new garage will be placed in conduit; the cable run to the new garage will not likely be direct bury rated. I have both the 2/0 aluminum direct bury and 1 gauge copper (not direct bury) available to use in various segments of the project. Both types of cable should carry the 100+ amps.
11/16/19
I slipped two joints of 1.5" conduit over the wire under the front of the house. Then put in two elbows. Then, routed conduit out under the main panel where it needs to go.
Soon: do similar at the rear of the house under the new sub-panel.
The hard part will be getting the very heavy wire connected inside the panels. At least on the front, I intend to go down from 2/0 aluminum to 1 gauge copper to make the connections somewhat easier.
This is part of the recovery from Squatter Cy's screwups. Cy had attempted to hide bare spots of damaged cable within conduit. That cable/conduit to be placed under the house.
Yesterday, I was able to push three 20' joints of 3/4" PVC from the back of the house to the front. Then, I attached the end of a spool of 2/0 aluminum wire to the end of the 3/4" pipe. Then, pulled the cable under the house from the front of the house. The whole operation went surprising smoothly; I was able to do it by myself. Disassembling Squatter Cy's leavings, OTOH, took four energic people.
Yet to do: make the connection to a breaker in my main panel on the front end of the house and make a similar connection to the new subpanel on the rear of the house.
The new subpanel supplies the new electric water heater but via a long run of 10ga romex currently laying on the ground outside of the house. The orange 10ga is visible in the 5th photo. The heater uses no more than 30 amps.
Eventually, I will run an extension from the new rear subpanel to the red "new garage" in the last photo, then on the the "south field" to serve additional PV panels. The whole chain of new wiring should handle 100+ amps.
The first photo shows the end of the 3/4" PVC that had passed under the house.
The second photo shows detail of the electric cable to 3/4" PVC connection.
The third photo shows electric cable disappearing under the rear of the house.
The fourth shows electric cable's spool. I think I have 300+ feet left on the spool.
The fifth shows proposed route of new cable on it's way to the south field.
The 2/0 aluminum cable is rated for "direct bury", no conduit need unless exposed. I have learned that it is a bad idea to not use conduit on even direct bury cable if it might be encountered by future excavation. The run under the house needs no conduit. The buried cable to the new garage will be placed in conduit; the cable run to the new garage will not likely be direct bury rated. I have both the 2/0 aluminum direct bury and 1 gauge copper (not direct bury) available to use in various segments of the project. Both types of cable should carry the 100+ amps.
11/16/19
I slipped two joints of 1.5" conduit over the wire under the front of the house. Then put in two elbows. Then, routed conduit out under the main panel where it needs to go.
Soon: do similar at the rear of the house under the new sub-panel.
The hard part will be getting the very heavy wire connected inside the panels. At least on the front, I intend to go down from 2/0 aluminum to 1 gauge copper to make the connections somewhat easier.
Sunday, November 10, 2019
No Good Deed Goes Unpunished
This is a first cut. I will be adding much more as time allows.
I engaged Cy, dba as "Handy Rebel Home Services", through the "porch" website to install an electric water heater to replace my old propane heater. This on or about 10/17/19. As I recall, we agreed on $300 to install the heater plus $400 to install a sub panel near the heater and the needed heavy wire about 100 feet from the front of the house to the rear. I was to supply all needed material. I never authorized Cy to buy material on my behalf.
Responding to Cy's plea that he needed money, I made payments of $300 and $200. Progress was very slow with many small tasks needing to be redone.
I eventually decided Cy was not competent to work without supervision. He agreed to consult with me before he embarked on any action.
He had related his homeless condition. He said he was living out of hotels day to day and sometimes sleeping in his truck. I had some sympathy for him.
On Tuesday, 10/19, I offered him the choice of two living quarters I have on my farm. The duration to be less than one month. One is a poor condition RV trailer for which I did not expect payment. The other is a site constructed good condition cabin. The price on that was to be $300 for the month. He chose the cabin. Since he claimed to be destitute, I did not attempt to extract prepayment or property deposit. The trailer is on the east side of the county road and I took him over there to show. While over there, I showed him the 16' flat bed trailer that he expressed an interest in acquiring. We made no agreement on the 16' trailer.
After two days, I found Cy violating two of the stipulations I placed on his occupancy: 1) dog not to live in the house 2) parking on the firm ground to the rear of the house, not on the soft ground in front of the house. I told him to vacate and that he could leave my property or go over to the trailer to live.
Then next day, finding Cy still there, I called the sheriff to remove him. I was informed by the deputy that by virtue of being there three days, Cy had "tenants" rights and would have to be evicted. Much education here. Had I called the sheriff instead of giving him a day to move, the sheriff would have removed him.
There have been several incidents of vandalism since the above account ends. Here is the most recent (11/10/19). This is the account supplied to the sheriff:
https://photos.app.goo.gl/pPyjLiEUm2C8K3LY9
https://photos.app.goo.gl/5hYGGS1Y6Ak2SYfTA
11/17/19
Trial is only three days away.
Following is an accumulation of all/most of the vandalism incidents.
https://photos.app.goo.gl/HmDHscUmsH32JvCa9
I'll likely be comenting on individual incidents.
Today, 11/17, I noticed a pile of construction debris near the "party shed". An electric cow fence had been cut to reach the dump area. A few days ago, I had seen Cy's truck loaded with similar stuff. Presumed to be from some other job he is working. Deputies came out and issued him a dumping citation and he agreed to pick up. I wonder where it will end up?
Electric problem was resolved with the shielding of the deputies. Early this morning, I had attempted to get a deputy out to provide that service. Sheriff's night sargent refused and referred me to constable's number which went unanswered. Last night, I had discovered that I had no water. After doing without water all day, with deputy shielding, I found the pump unplugged this afternoon. That is odd because the cabin would also be without water. There was no power in the big barn. That problem was all breakers in the subpanel were turned off. A week or longer ago, Cy had been instructed by the sheriff people to go nowhere on my property other than the cabin and the route to the cabin. Both the dumping and the big barn electric cut offs were violations of those instructions.
Here are approximate losses of the vandalism incidents:
1) broken PV panel, ~$300
2) crushed Black and Decker 20" battery powered mower, ~$400
3) badly damaged antique "secretary"/desk probably circa 1880-1890, $500+
4) damaged custom made cedar free standing kitchen counter, ~$300
5) the damage to the interior of the cabin can not yet be quantified, perhaps $5k.
6) damage to 16' flat bed trailer, perhaps $200.
7) while doing the job for which he was hired, he ruined about $500 worth of heavy electric cable
8) 11/19 broken casting on rolling gate. $200-$500
9) probably days after the damage, I discovered old fence mounted video cameras had been vandalized. In addition, the heavy fence was bent and torn loose.
10) not pictured are two remote (~1/4 mile from house) intruder detection devices which had been torn from their mounts and left on the ground.
Feel free to ask questions on any photos that need more description.
Thanks to Gail for finding the link to the appropiate legal code:
https://statutes.capitol.texas.gov/Docs/PR/htm/PR.24.htm
Shortly after the eviction trial, the guest house burned. The trial ended with the judgement to evict in five days. With an almost certain appeal, occupancy would have stretched at least four weeks longer. A semi-fortunate fire.
I've been collecting information on the squatter. Something I should have done before hiring and befriending him.
The seller/owner of the truck had been searching for the truck the squatter had been driving. It seems the squatter has had previous such trouble:
https://photos.app.goo.gl/uCiT4Rw7amummMtA9
I believe I posted this elsewhere:
https://www.texascrimelog.com/austin/2019/08/cyan-cruz-0600-0-theft-prop-2500/
Porch.com listing for squatter:
https://porch.com/austin-tx/handymen/handy-rebel-home-service/pp
Porch has denied liability and apparently does no background checks.
I engaged Cy, dba as "Handy Rebel Home Services", through the "porch" website to install an electric water heater to replace my old propane heater. This on or about 10/17/19. As I recall, we agreed on $300 to install the heater plus $400 to install a sub panel near the heater and the needed heavy wire about 100 feet from the front of the house to the rear. I was to supply all needed material. I never authorized Cy to buy material on my behalf.
Responding to Cy's plea that he needed money, I made payments of $300 and $200. Progress was very slow with many small tasks needing to be redone.
I eventually decided Cy was not competent to work without supervision. He agreed to consult with me before he embarked on any action.
He had related his homeless condition. He said he was living out of hotels day to day and sometimes sleeping in his truck. I had some sympathy for him.
On Tuesday, 10/19, I offered him the choice of two living quarters I have on my farm. The duration to be less than one month. One is a poor condition RV trailer for which I did not expect payment. The other is a site constructed good condition cabin. The price on that was to be $300 for the month. He chose the cabin. Since he claimed to be destitute, I did not attempt to extract prepayment or property deposit. The trailer is on the east side of the county road and I took him over there to show. While over there, I showed him the 16' flat bed trailer that he expressed an interest in acquiring. We made no agreement on the 16' trailer.
After two days, I found Cy violating two of the stipulations I placed on his occupancy: 1) dog not to live in the house 2) parking on the firm ground to the rear of the house, not on the soft ground in front of the house. I told him to vacate and that he could leave my property or go over to the trailer to live.
Then next day, finding Cy still there, I called the sheriff to remove him. I was informed by the deputy that by virtue of being there three days, Cy had "tenants" rights and would have to be evicted. Much education here. Had I called the sheriff instead of giving him a day to move, the sheriff would have removed him.
There have been several incidents of vandalism since the above account ends. Here is the most recent (11/10/19). This is the account supplied to the sheriff:
Solar Panel Vandalism
McKemie Farm in Dale
11/10/2019
This morning about 9:30, I discovered a broken solar panel in my north yard, near the east end of a string of about 25 panels. All panels were undamaged late in the day 11/9/19. There was an out of place rake adjacent to the broken panel; the apparent tool used to break. Just after 9:30, I called the sheriff’s office to report. A deputy arrived within minutes.
This likely is associated the the dog belonging to my squatter, Cy Cruz. Yesterday, late afternoon the dog had been following me around making a nuisance of herself; she had followed my golf cart for a mile or so. I placed her in chain link kennel behind my house previously used to hold dogs. My intent was to take her to the animal shelter at a time convenient to me.
Closer inspection indicated that a rotten log had probably been thrown against panels on the west end of the string of panels and had not broken a panel. Also, a piece of PVC pipe had been removed from the kennel and left near the panels.
William M. McKemie 10:30 am 11/10/19
https://photos.app.goo.gl/5hYGGS1Y6Ak2SYfTA
11/17/19
Trial is only three days away.
Following is an accumulation of all/most of the vandalism incidents.
https://photos.app.goo.gl/HmDHscUmsH32JvCa9
I'll likely be comenting on individual incidents.
Today, 11/17, I noticed a pile of construction debris near the "party shed". An electric cow fence had been cut to reach the dump area. A few days ago, I had seen Cy's truck loaded with similar stuff. Presumed to be from some other job he is working. Deputies came out and issued him a dumping citation and he agreed to pick up. I wonder where it will end up?
Electric problem was resolved with the shielding of the deputies. Early this morning, I had attempted to get a deputy out to provide that service. Sheriff's night sargent refused and referred me to constable's number which went unanswered. Last night, I had discovered that I had no water. After doing without water all day, with deputy shielding, I found the pump unplugged this afternoon. That is odd because the cabin would also be without water. There was no power in the big barn. That problem was all breakers in the subpanel were turned off. A week or longer ago, Cy had been instructed by the sheriff people to go nowhere on my property other than the cabin and the route to the cabin. Both the dumping and the big barn electric cut offs were violations of those instructions.
Here are approximate losses of the vandalism incidents:
1) broken PV panel, ~$300
2) crushed Black and Decker 20" battery powered mower, ~$400
3) badly damaged antique "secretary"/desk probably circa 1880-1890, $500+
4) damaged custom made cedar free standing kitchen counter, ~$300
5) the damage to the interior of the cabin can not yet be quantified, perhaps $5k.
6) damage to 16' flat bed trailer, perhaps $200.
7) while doing the job for which he was hired, he ruined about $500 worth of heavy electric cable
8) 11/19 broken casting on rolling gate. $200-$500
9) probably days after the damage, I discovered old fence mounted video cameras had been vandalized. In addition, the heavy fence was bent and torn loose.
10) not pictured are two remote (~1/4 mile from house) intruder detection devices which had been torn from their mounts and left on the ground.
Feel free to ask questions on any photos that need more description.
Thanks to Gail for finding the link to the appropiate legal code:
https://statutes.capitol.texas.gov/Docs/PR/htm/PR.24.htm
Shortly after the eviction trial, the guest house burned. The trial ended with the judgement to evict in five days. With an almost certain appeal, occupancy would have stretched at least four weeks longer. A semi-fortunate fire.
I've been collecting information on the squatter. Something I should have done before hiring and befriending him.
The seller/owner of the truck had been searching for the truck the squatter had been driving. It seems the squatter has had previous such trouble:
https://photos.app.goo.gl/uCiT4Rw7amummMtA9
I believe I posted this elsewhere:
https://www.texascrimelog.com/austin/2019/08/cyan-cruz-0600-0-theft-prop-2500/
Porch.com listing for squatter:
https://porch.com/austin-tx/handymen/handy-rebel-home-service/pp
Porch has denied liability and apparently does no background checks.
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