How to avoid Price Gouging in a fancy/expensive golf community in Boca Raton

[Tanya Solomon]

Hello, all my BP peps. 

My husband and I recently (closing tomorrow. Paperwork signed and $ being wired. Officially taking possession) purchased an REO home in an expensive gold course community. We mainly wanted a home in this community because we are Jewish and walk to synagogue. I got a decent price on the house but far from a steal. Bc there are 3 big synagogues in the area, homes within walking distance get snatched up quickly and ppl overpay, STILL.

Ridiculously expensive gated golf community in Boca Raton. The community is ridiculously expensive due to not only a large "buy-in" but also around 45k a yr HOA dues (golf courses do not come cheap, as many of you know). Again, the main reason we are biting this $ bullet is bc of our religious confinements, and we have 2 middle school-aged kids that we want ot provide a safe and fun community to live in. For anyone in the South FL area, I am talking about Boca Grove

I have a pretty decent amount of experience remodeling/repairing/modifying or remodifying homes in CA but this is my first in FL. Prior to our moving to FL, we lived in NorCal. Out of necessity, I bought "fixers" in CA. I have done projects on our properties (primary and investment) that range from "refreshing" by doing simple things like painting, putting in new light fixtures, and small remodel projects to full "gut" remodels where I replace/remodel every square inch of the home. I have also been "creative" by converting garage space to legal living sq ftage (master bdrm with en suite bathroom, WIC and mud room/laundry room), legalizing an illegal inlaw unit in SF (no small feat), and even setting precedence in San Mateo Co by getting a "tiny house" legalized as an ADU. While I know a lot, I know that I do not know everything, so I always do as much due diligence as possible to come from an educated viewpoint.

The house is a bit of a mess and a project. Far from move-in ready. But EVERYONE that has looked at it has said it is a nice home with "good bones.'' The home has been unoccupied for 2 yrs, and has a significant habitability issue before I can get to the "fun" stuff like remodeling bathrooms. The roof has leaked in two areas and the a/c units were installed incorrectly yrs ago, resulting in the drain getting clogged (no auto turn off switch-a/c was established without permit=smh) and the water intrusion caused mold to grow. Fortunately, most of the damage is in an area of the home I wanted to remodel extensively.  I have had a mold specialist come out to inspect the areas that need to be addressed and develop a plan to remediate the mold issues. He recommended that I have the areas demo'd and then have a remediation Co come out to clean and rid the home of mold and then have a carpenter back to seal up the walls. Once this is done, I can have the remodeling start. 

I have gotten a few quotes but have not hired anyone. The few quotes I have gotten are RIDICULOUSLY high priced!! One female GC (I am female but find it somewhat rare) wanted to charge me 50k labor only for demo-ing about 800 sq ft and then after the remediator comes in to clean, and seal back up the walls AND I have to pay for the materials and dumpster! Another company gave me a wordy 11 paged quote that is, in fact, vague for 35k for the mold remediation. I had a painter quote 14k to fix the stucco on a 110 ft wall.  I need to replace the windows and I understand that hurricane windows do not come cheap but one lady told me I should plan on spending over 100k on windows. I have an est from Home Depot for basic aluminum impact-resistant/hurricane windows for about 60k. I will probably go with that. Cost-co's A/C guy came in at 35k for 3 a/c units 3.5, 2.5, and 2 tons. Just cleaning and reusing existing ducts. I will probably go with that unless y'all think that is too high. 

How do I find vendors that will not jack up the price bc the house is in fancy schmancy golf course community? Any tips on how to find good vendors in South Florida? Do I come out the gate with I am not going to pay things like 50% upfront before they even start the work and or ask them to price something out that I already have a good idea of what it should cost (like I generally have paid around 7k for a bathroom remodel) to see if we are on the same planet? Or just meet with them and see what they come to me with? 

I am working with some time restraints and must be in the house by mid July. Do I tell the vendors this or just tell them I want it all done promptly because time =$ Always has, always will. As a general rule, I come to the house I am working on daily. I live less than a mile away in a rental in another community. I am currently a "stay-at-home mom" and will consider this house to be my full-time job until it is done, and we are moved in.  

Any tricks or tips would be appreciated. 

[Chris Seveney]

Quote from @Tanya Solomon:

Hello, all my BP peps. 

My husband and I recently (closing tomorrow. Paperwork signed and $ being wired. Officially taking possession) purchased an REO home in an expensive gold course community. We mainly wanted a home in this community because we are Jewish and walk to synagogue. I got a decent price on the house but far from a steal. Bc there are 3 big synagogues in the area, homes within walking distance get snatched up quickly and ppl overpay, STILL.

Ridiculously expensive gated golf community in Boca Raton. The community is ridiculously expensive due to not only a large "buy-in" but also around 45k a yr HOA dues (golf courses do not come cheap, as many of you know). Again, the main reason we are biting this $ bullet is bc of our religious confinements, and we have 2 middle school-aged kids that we want ot provide a safe and fun community to live in. For anyone in the South FL area, I am talking about Boca Grove

I have a pretty decent amount of experience remodeling/repairing/modifying or remodifying homes in CA but this is my first in FL. Prior to our moving to FL, we lived in NorCal. Out of necessity, I bought "fixers" in CA. I have done projects on our properties (primary and investment) that range from "refreshing" by doing simple things like painting, putting in new light fixtures, and small remodel projects to full "gut" remodels where I replace/remodel every square inch of the home. I have also been "creative" by converting garage space to legal living sq ftage (master bdrm with en suite bathroom, WIC and mud room/laundry room), legalizing an illegal inlaw unit in SF (no small feat), and even setting precedence in San Mateo Co by getting a "tiny house" legalized as an ADU. While I know a lot, I know that I do not know everything, so I always do as much due diligence as possible to come from an educated viewpoint.

The house is a bit of a mess and a project. Far from move-in ready. But EVERYONE that has looked at it has said it is a nice home with "good bones.'' The home has been unoccupied for 2 yrs, and has a significant habitability issue before I can get to the "fun" stuff like remodeling bathrooms. The roof has leaked in two areas and the a/c units were installed incorrectly yrs ago, resulting in the drain getting clogged (no auto turn off switch-a/c was established without permit=smh) and the water intrusion caused mold to grow. Fortunately, most of the damage is in an area of the home I wanted to remodel extensively.  I have had a mold specialist come out to inspect the areas that need to be addressed and develop a plan to remediate the mold issues. He recommended that I have the areas demo'd and then have a remediation Co come out to clean and rid the home of mold and then have a carpenter back to seal up the walls. Once this is done, I can have the remodeling start. 

I have gotten a few quotes but have not hired anyone. The few quotes I have gotten are RIDICULOUSLY high priced!! One female GC (I am female but find it somewhat rare) wanted to charge me 50k labor only for demo-ing about 800 sq ft and then after the remediator comes in to clean, and seal back up the walls AND I have to pay for the materials and dumpster! Another company gave me a wordy 11 paged quote that is, in fact, vague for 35k for the mold remediation. I had a painter quote 14k to fix the stucco on a 110 ft wall.  I need to replace the windows and I understand that hurricane windows do not come cheap but one lady told me I should plan on spending over 100k on windows. I have an est from Home Depot for basic aluminum impact-resistant/hurricane windows for about 60k. I will probably go with that. Cost-co's A/C guy came in at 35k for 3 a/c units 3.5, 2.5, and 2 tons. Just cleaning and reusing existing ducts. I will probably go with that unless y'all think that is too high. 

How do I find vendors that will not jack up the price bc the house is in fancy schmancy golf course community? Any tips on how to find good vendors in South Florida? Do I come out the gate with I am not going to pay things like 50% upfront before they even start the work and or ask them to price something out that I already have a good idea of what it should cost (like I generally have paid around 7k for a bathroom remodel) to see if we are on the same planet? Or just meet with them and see what they come to me with? 

I am working with some time restraints and must be in the house by mid July. Do I tell the vendors this or just tell them I want it all done promptly because time =$ Always has, always will. As a general rule, I come to the house I am working on daily. I live less than a mile away in a rental in another community. I am currently a "stay-at-home mom" and will consider this house to be my full-time job until it is done, and we are moved in.  

Any tricks or tips would be appreciated. 

 Unfortunately this is very common. A contractor sees a community/zip code and/or the size of a home and their pricing is ridiculous. One way around this is to write a detailed scope of work on what you want done and post that online along with what you are willing to pay / budget figures.

Of course you will need to vet the contractors and make sure they are licensed etc., but that is probably your best bet besides asking others in the area if they had a good contractor. 

[Ray Hage]

@Tanya Solomon I have a great contractor that can handle the majority if not all of it for a reasonable price. Some of those quotes you shared are totally ridiculous. However, I think your timeline to be in the house by mid-July would be impossible for most contractors. I would expect it to be maybe 4 months from now to finish (I am not a contractor so take it with a grain of salt). Would you like to get a quote from my contractor?