First, sorry for the long post! I have my first rehab project under contract and having just finished up the @JScott books on this topic, I've used his strategy as a starting point. I've built the below SOW and would appreciate your comments. Thank you!!!
- Clean Gutters
- Repair damaged columns on porch
- Remove decorative wood work above columns
- Remove Shutters
- Remove and replace damaged siding to match existing
- Prep all exterior areas for paint
- Paint entire exterior (except brick), all siding, trim, and doors in 3 color paint scheme
- Removal of damaged sheetrock and insulation
- Removal of all light fixtures, fans
- Removal of all tile in kitchen
- Removal of existing countertops
- Removal of sinks/countertops and faucets (from both sink and tub) in both bathrooms
- Removal of existing toilets
- Removal of tile surrounding both bathtubs
- **Dumpster to be provided by homeowner
- Patch sheetrock on walls and ceiling, including garage
- Sheetrock over skylights
- Remove all popcorn texture on ceiling
- Texture to match walls and ceiling
- Prep and paint all walls and ceilings
- Prep and paint all trim and doors
- Install 4 recessed can lights with white trim in kitchen, cover fan block
- Install 5 fans in living room, dining room, and 3 bedrooms (**fans provided by homeowner)
- Install light fixtures in entry, hallway, bathrooms, closets (**provided by homeowner)
- Connect and install sink and bathtub faucets in each bathroom (4 total)
- **Faucets to be provided by homeowner
- Tile 2 bathtub surrounds, to include appropriate backing material
- **Tile to be provided by homeowner
- Install tile in kitchen and 2 bathrooms
- Install laminate/vinyl wood plank flooring everywhere else
- **Tile and laminate provided by homeowner
- Repair and Refinish existing kitchen and bath cabinets
- Install new hardware provided by homeowner
- Install 2 new white cultured marble sinks in bathroom
- Install new laminate countertops in kitchen
-Inspect and perform maintenance on interior unit
-Install new exterior unit (suggest size in estimate)
-Install new batt insulation above kitchen where skylights were
-Replace any exposed, water damaged insulation
**All Labor and Materials to be provided by contractor, unless otherwise noted
hi @Ross K.
This is something I will be working in more detail myself soon, so I am no expert but had a few thoughts if I were writing it and planned to make a signed legal document out of it.
Try to always use statements with the scope as defined as reasonably possible. For example you said "remove all existing toilets" which is great a perfectly clear doesn't leave anything that will be a question of your interpretation vs the GC's.
On the other hand "removal of damaged sheetrock" may possibly lead to (contrived) you believe it is water damaged and should be removed, GC believes it is just discolored and only needs fresh paint.
That's just an example and maybe the easiest way to attack that kind of thing without having to spend a massive amount of time and energy would be to have a clause about the "acceptable condItion" which is your discretion not the GC or maybe a short list of definitions that is standard across all your SOWs that define acceptable condition....
If you have RocketLawyer or know a great contracts guy I am sure they could help fairly quickly.
Again, no expert but that is what came to mind, I will be interested to see the other replies.
@Keith Nugent thanks for pointing that out, you are absolutely right. Now, just to figure out what is acceptable for Sheetrock!
Looks good. I wouldn't worry too much about some of those items not being 100% specific. You need to walk through with your contractor and point out everything that needs to be done anyway. And then you need to be at the job site regularly to make sure they are doing what you want done. Make sure you work with a contractor who you communicate well with and that you trust knows what he's doing and what your expectations are.
It seems you have a lot of the small things inlcuded and that is good it is usually the small things that catch you by suprise. For sheetrock, I am not sure of your area 100% but is usually about $8.00 per sheet and about $4-$6 per sheet in labor. Possibly cheaper since sheetrock is fairly easy to install.
This looks great and if every project had an SOW at least this detailed, there would be a lot fewer investor/contractor issues.
To address Keith's point above, what I'd do is to add some very rough estimates around a couple things. For example, where you say, "Remove and replace damaged siding..." I'd modify it slightly to, "Remove and replace approximately 100-150 square feet of damaged siding..."
By adding a rough estimate for the amount, the contractor can look at the siding and either say, "Yup, I know exactly which siding he's talking about," or he could say, "It looks more like 600 square feet that needs to be replaced to me...I should probably clarify with him." Likewise with the sheetrock.
For the A/C compressor, maybe add a bit more detail: "Install new exterior unit of the same size (tonnage) as the existing unit and using a builder-grade manufacturer/model." That narrows down your request a bit, but still gives the contractor some leeway to work with the brands he typically carries. And just a note that if you need to replace the coil (the inside part of the A/C that sits with the furnace and works in conjunction with the exterior unit), the price will be considerably more than if you just need the exterior unit (probably $600-1000 more).
For the bathtub faucets, you'll need to decide/determine if you're just replacing the "trim kit," which is the handles and showerhead or if you're replacing the "diverter" as well, which is the piece that sits inside the wall. If the existing faucet is a popular brand, you can probably buy a new trim kit using the existing diverter, but if the existing brand is less common, you may need to replace the entire mechanism. There will be considerably more expense for that, as the contractor will need to open up the walls and play with the plumbing.
One last note -- I've had varying degrees of success refinishing cabinets. Really good painters can make them look fantastic, though a typical painter won't do a good enough job that I'd be happy with it. So, if there's any doubt, ask to see some pictures of the contractor's previous work refinishing cabinets.
For demo, if you have a reasonable about of stuff, check with some of the local charities like habitat. They will often remove stuff for free and you can even take a tax deduction for the gift.
For cabinets I have found some great deal locally where is only slightly more expensive to replace the cabinets then to paint them. Last house I replace all cabinets in a smaller kitchen (upper and lower) for @$2,700 plus installation.
Lots of great pointers here, thanks to all for the help!
thanks @J Scott - I like the idea of the rough estimate, keeps it more like a working document or flexible enough for a good GC to bring up items in question.
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