Your opinions on when to replace internals

1 Reply

Hi everybody,

I'm looking to increase my volume to closing on 1 new flip a week by the end of the year. I was just wondering what everybody thought about when to replace non-cosmetic items in the house. I usually almost always replace things like the AC condenser unit, electrical panel, furnace, hot water heater, etc unless they look/are fairly new (less than 10 years old). I was just wondering what others strategies are on this. I've heard everything from "kitchens and bathrooms sell houses" to people who swear by always replacing or at least servicing these items just to ensure that they don't have any problems during inspection. 

Let me know what you all think! Do you have a set age for these items that they'll always be replaced? Do you at all base your decision off of how these items look to the naked eye? Do you take into account what the finished property is going to sell for?

Thanks!

Furnace/AC: keep if 10 years or less. If 10-12 years old try to clean. 12+ years replace. Possibly keep some and replace other parts (like the condenser) 

HWH: replace if older than 10 years

Panel: keep; only replace if in bad condition. Add sub panel if needed (which is probable given the number of home runs needed when remodeling kitchens and baths now)

plumbing: cut out and replace any galvanized drain lines that are accessible at any point in the project. Replace all shut offs (main and at faucets). 

electrical: replace all receptacles and switches in the house with new

I try to take into account what price point the ARV is and what buyers in that price point expect. I just did a flip and instead of replacing the tank HWH with a like kind I upgraded to a tankless HWH. The price for just the system was roughly $1,100 more (not including installation) but I knew it would be a selling feature at the price point.

I also try to consider what items a home inspector will really have issues with. I don't really worry about the small stuff like "loose brick on the patio". I'm talking about the big stuff. 

This was a good question and I hope my reply helps.