Hiring unlicensed handyman for cosmetic rehab flip

[Will Rodgers]

Hi All,

I have a house that I will be flipping. I know a great handyman who could do the work as its just basic stuff( Painting, installing new cabinets, installing flooring, tiling bathrooms, changing fixtures). Would you consider this low risk to the point where I can have my handyman do it? Or would you go with a Licensed General Contractor and pay the additional cost? I'm thinking about getting licensed roofer but letting handyman do everything else. What are your thoughts.

[Andrew Cordle]

@Will Rodgers

That type of work can normally be done with a handyman, but there are a couple things I would look out for...

1. If he does not carry insurance and you want to go that route. I would call my homeowners ins. policy and increase items as well as see if it will cover workers.

2. No matter what I would then get me a GL insurance on top of my home owners insurance, to make sure my *** is covered.

But the thing that I would look out for is how long is it going to take this handyman to do the work. A bsic rehab like that shouldn't take more than 3 weeks or so maybe 4 max. A lot of what happens in cases like this is investors hire a handyman, then the job begins to drag out for months and months. Normally, these handymen are a one man show so the job begins to drag and drag. 

As long as you are aware of that and can manage those two things you will probably be ok. 

Also, don't give the handyman a ton of money down. I would disperse very lightly and do not get over the barrel with this handyman or any contractor for that matter. A lot of investors get burnt that way.

Let me know if I can help in any way I have done a ton of rehabs in Chi-town. 

AC