1st major house rehab

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Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes

Hi Everyone,

I'm inheriting a 2 family home that has been recently gutted. The house will need new interior everything - plumbing, electrical, kitchen, bathroom, walls, etc. It is a big project and I am nervous as I have never done a gut renovation! I need to prepare for this project by getting informed. Is there a book I can read or a podcast I can listen to that breaks down the steps for a rehab - starting with how to pick a contractor, how to prepare a SOW, what are the steps in the rehab (ie first you fix the roof, foundation , windows and exterior doors and then plumbing, etc.) , what work can be done at the same time (ie plumbing and electrical) etc. When would I need to secure items for installation like the kitchen cabinets and toilets, etc. I basically want to understand the process and prepare and make sure I hire the right team to help me. Oh the house is out of state - which adds another level of stress!

Thanks in advance!

If you are out of state and trying to do a major rehab, unless you are in construction for your full time job then my recommendation is one of the following:

1. Do not do it. It will take 3x longer and cost 2x more and you will have horrible quality.

2. Hire someone professionally locally to work for you and oversee manage the project (a construction manager).

Some examples I can provide having worked in the construction industry is - soda bottles filled with urine in the walls, food thrown in the walls, throwing coffee down duct risers, sheetrocked over outlets providing fire hazard... Just to name a few.

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Drew C Grossman

Investor · Jacksonville, FL · Member since 2019 · 135 posts · 106 votes

3y

Things like the roof…you can research right away and hire a roofing contractor to come out and fix /replace. Do the same for windows!

For everything else (interior gut), since you’re out of state and a very big project I would leverage hiring someone! That someone you hire is your biggest risk and it is essential you find someone reliable.

Research as many people in your local market that do the work you need and talk to them on the phone. That alone will take up a lot of your time! Focus on putting the team together. Get recommendations from the local ace hardware ect.

You can start by hiring them on project per project basis to see how they operate and quality of work…unfortunately you will never know for certain, no matter how much research you do, until you work with them! If you guys work well together …then give them another project and so on!

It might take more time for your first project however do not try to rush things …take your time and be mindful.

Best of luck! I just got done an office renovation that we did a majority of work ourselves and it will always cost more and take longer than you anticipate lol! When we leveraged a local guy to finish the work it was a blessing!

0 Reply

Drew C Grossman

Investor · Jacksonville, FL · Member since 2019 · 135 posts · 106 votes

3y

Quote from @Chris Seveney:

Quote from @Rene Bee:

Hi Everyone,

I'm inheriting a 2 family home that has been recently gutted. The house will need new interior everything - plumbing, electrical, kitchen, bathroom, walls, etc. It is a big project and I am nervous as I have never done a gut renovation! I need to prepare for this project by getting informed. Is there a book I can read or a podcast I can listen to that breaks down the steps for a rehab - starting with how to pick a contractor, how to prepare a SOW, what are the steps in the rehab (ie first you fix the roof, foundation , windows and exterior doors and then plumbing, etc.) , what work can be done at the same time (ie plumbing and electrical) etc. When would I need to secure items for installation like the kitchen cabinets and toilets, etc. I basically want to understand the process and prepare and make sure I hire the right team to help me. Oh the house is out of state - which adds another level of stress!

Thanks in advance!

If you are out of state and trying to do a major rehab, unless you are in construction for your full time job then my recommendation is one of the following:

1. Do not do it. It will take 3x longer and cost 2x more and you will have horrible quality.

2. Hire someone professionally locally to work for you and oversee manage the project (a construction manager).

Some examples I can provide having worked in the construction industry is - soda bottles filled with urine in the walls, food thrown in the walls, throwing coffee down duct risers, sheetrocked over outlets providing fire hazard... Just to name a few.

Agreed.

0 Reply

Jaron WallingPro Member

Rental Property Investor · Indianapolis, IN · Member since 2018 · 4k+ posts · 4k+ votes

3y

I one thousand percent agree with @Chris Seveney. This sounds like a nightmare. Without experience, helping hands, professional help, or all of the above don't do this.

A full gut remodel is no joke. It's not like HGTV when a scene cuts and now the floors, and plumbing are magically finished.

0 Reply

Kerry Noble JrPro Member

Investor · Indianapolis, IN · Member since 2018 · 2k+ posts · 1k+ votes

3y

Quote from @Drew C Grossman:

Things like the roof…you can research right away and hire a roofing contractor to come out and fix /replace. Do the same for windows!

For everything else (interior gut), since you’re out of state and a very big project I would leverage hiring someone! That someone you hire is your biggest risk and it is essential you find someone reliable.

Research as many people in your local market that do the work you need and talk to them on the phone. That alone will take up a lot of your time! Focus on putting the team together. Get recommendations from the local ace hardware ect.

You can start by hiring them on project per project basis to see how they operate and quality of work…unfortunately you will never know for certain, no matter how much research you do, until you work with them! If you guys work well together …then give them another project and so on!

It might take more time for your first project however do not try to rush things …take your time and be mindful.

Best of luck! I just got done an office renovation that we did a majority of work ourselves and it will always cost more and take longer than you anticipate lol! When we leveraged a local guy to finish the work it was a blessing!

Agreed!

thats what i actually have done is manage rehabs for my out of state investors....that face this problem

0 Reply

Rene Bee

OP

Rental Property Investor · NY · Member since 2018 · 72 posts · 20 votes

3y

Thanks everyone!!

0 Reply

Rene Bee

OP

Rental Property Investor · NY · Member since 2018 · 72 posts · 20 votes

2y

Quote from @Chris Seveney:

Quote from @Rene Bee:

Hi Everyone,

I'm inheriting a 2 family home that has been recently gutted. The house will need new interior everything - plumbing, electrical, kitchen, bathroom, walls, etc. It is a big project and I am nervous as I have never done a gut renovation! I need to prepare for this project by getting informed. Is there a book I can read or a podcast I can listen to that breaks down the steps for a rehab - starting with how to pick a contractor, how to prepare a SOW, what are the steps in the rehab (ie first you fix the roof, foundation , windows and exterior doors and then plumbing, etc.) , what work can be done at the same time (ie plumbing and electrical) etc. When would I need to secure items for installation like the kitchen cabinets and toilets, etc. I basically want to understand the process and prepare and make sure I hire the right team to help me. Oh the house is out of state - which adds another level of stress!

Thanks in advance!

If you are out of state and trying to do a major rehab, unless you are in construction for your full time job then my recommendation is one of the following:

1. Do not do it. It will take 3x longer and cost 2x more and you will have horrible quality.

2. Hire someone professionally locally to work for you and oversee manage the project (a construction manager).

Some examples I can provide having worked in the construction industry is - soda bottles filled with urine in the walls, food thrown in the walls, throwing coffee down duct risers, sheetrocked over outlets providing fire hazard... Just to name a few.

2 years later and the project is almost finished. I started almost a year ago..its been a journey but no horror stories...yes drama but no horror...the person I was considering hiring to oversee the project decided to take the project on which was a dream come true...thx for your advice ..i did what you advised and then got lucky!

0 Reply

Rene Bee

OP

Rental Property Investor · NY · Member since 2018 · 72 posts · 20 votes

2y

Quote from @Drew C Grossman:

Things like the roof…you can research right away and hire a roofing contractor to come out and fix /replace. Do the same for windows!

For everything else (interior gut), since you’re out of state and a very big project I would leverage hiring someone! That someone you hire is your biggest risk and it is essential you find someone reliable.

Research as many people in your local market that do the work you need and talk to them on the phone. That alone will take up a lot of your time! Focus on putting the team together. Get recommendations from the local ace hardware ect.

You can start by hiring them on project per project basis to see how they operate and quality of work…unfortunately you will never know for certain, no matter how much research you do, until you work with them! If you guys work well together …then give them another project and so on!

It might take more time for your first project however do not try to rush things …take your time and be mindful.

Best of luck! I just got done an office renovation that we did a majority of work ourselves and it will always cost more and take longer than you anticipate lol! When we leveraged a local guy to finish the work it was a blessing!

Thanks Drew! I took your advice and I'm almost done! 2 years later and no major drama. Just wanted you to know your advice was helpful!

0 Reply

Rene Bee

OP

Rental Property Investor · NY · Member since 2018 · 72 posts · 20 votes

2y

Quote from @Jaron Walling:

I one thousand percent agree with @Chris Seveney. This sounds like a nightmare. Without experience, helping hands, professional help, or all of the above don't do this.

A full gut remodel is no joke. It's not like HGTV when a scene cuts and now the floors, and plumbing are magically finished.

2 years later and i also agree!! fortunately i did get professional help...someone i could trust and I had some helping hand and that made up for my lack of experience but it was still a journey...but the place is looking amazing....thank you!

0 Reply

Rene Bee

OP

Rental Property Investor · NY · Member since 2018 · 72 posts · 20 votes

2y

Quote from @Kerry Noble Jr:

Quote from @Drew C Grossman:

Things like the roof…you can research right away and hire a roofing contractor to come out and fix /replace. Do the same for windows!

For everything else (interior gut), since you’re out of state and a very big project I would leverage hiring someone! That someone you hire is your biggest risk and it is essential you find someone reliable.

Research as many people in your local market that do the work you need and talk to them on the phone. That alone will take up a lot of your time! Focus on putting the team together. Get recommendations from the local ace hardware ect.

You can start by hiring them on project per project basis to see how they operate and quality of work…unfortunately you will never know for certain, no matter how much research you do, until you work with them! If you guys work well together …then give them another project and so on!

It might take more time for your first project however do not try to rush things …take your time and be mindful.

Best of luck! I just got done an office renovation that we did a majority of work ourselves and it will always cost more and take longer than you anticipate lol! When we leveraged a local guy to finish the work it was a blessing!

Agreed!

thats what i actually have done is manage rehabs for my out of state investors....that face this problem

Yes a local person is needed for sure....i was lucky to have a local person to check things out and run a few errands....

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1st major house rehab - 2 family

1st major house rehab - 2 family

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