Specialist · Dallas, TX · Member since 2014 · 900 posts · 392 votes
We have a lipstick rehab we would like to find a good rehabber or GC in the Waycross area. If anyone knows anyone in the area that is competent and can get the job done, please let me know...
Hi Christopher, I've done many rural / small town GA rental rehabs. Its more effort to find _good_ contractors in small towns and frustratingly rehab costs are much higher than in Atlanta area where competition is high.
Put 'gigs" ad in craigslist near your location. Put the full punch list of all tasks. I put my prices I pay with grand total. I ask for 2 referals: the current job and the immediately prior job. Meaning that good contractors are always working. Never take someone who hasn't worked in months. You don't want someone who is not hungry and pushes themselves to perform and accel. Their work ethic shows up in how continuous they are working and from their referals. Interview the referals being smart about digging into what they did, when, what they paid. You may be given friends or relatives for the referal.
i don't do 3 bids thing because rural contractors will give insanely high estimates. I can only guess they like working intermittantly and when the price is crazy high allowing lazying around time.
You will not find GCs in small towns mainly contractors. I hire what amounts to a handyman who paints, puts up electrical and plumbinng fixtures. Separate licensed folks as needed found in angieslist.com. Licensed folks don't seem to respond to craigslist ads. HVAC, flooring, licensed electrical and plumbing is found from goolging: flooring waycross ga etc or in angieslist.
i pay $1/sqft of house size for paint labor. 1500sqft house is $1500 for labor: 2 coats walls, 1 ceiling, 2 on trim and doors if present. $10 each electrical fixture, $30/fan, $10 for a bath faucet, $20 for kitchen faucet. $1.5 per sqft carpet installed, nearly $2sqft for vinyl installed both materials included.
@Curt Smith Great advice Curt, thanks, I'll try that as like you say, its not easy to find them. Did some Craigs lists but only got new people who I really don't want.